Choosing a Home Inspector

Since things changed so fast that Derek and I ended up just walking into the nearest realty office and saying we need a realtor NOW rather than going through a thoughtful selection process I'll just say it... we got lucky.  We got very lucky!  That random shot netted us a realtor who listened to what we wanted, asked the right questions to get great showings right off the bat, and is very familiar with the exact area where we want to buy both to live there and for future investment properties.

So, now after having our offer on a house accepted, we need to get it inspected so that we have some reassurance that we are getting into what we think we're getting ourselves into.

Just like every profession... there are home inspectors who do a great job and some that slack off and leave you to find nasty surprises.  That happens because not all states require licensing so there is no standard baseline for their skills or knowledge.  It's very much worth your time to ask questions when you are choosing an inspector.  Think of it as a job interview where you are the hiring manager... because that's exactly what you are doing.  You're hiring someone to work for you.

Here are some examples of things you'll want to have answered:

TELL ME ABOUT YOUR EXPERIENCE.
You want to find someone who does inspections as a full-time job.  They should be doing at least 250 inspections a year.  And several years of on the job experience is very desirable.

ARE YOU KNOWLEDGEABLE?  HOW DID YOU LEARN TO DO THIS JOB?
A home inspector should have a solid working knowledge of every system in the home.  Many may have had formal training in one trade but they should have spent considerable time cross-training with other relevant trades.  For example, someone who trained as an electrician formally should be cross-trained on carpentry, plumbing and HVAC.  And the most knowledgeable will have started with a degree in engineering or architecture that provides a broad background understanding of construction or be trained to operate as a general contractor.

WHICH INSPECTOR WILL THE INSPECTION COMPANY SEND?
Both the reputation of the inspector, personally, and the company, generally, are important.  Gather information about both.

ARE YOU COVERED BY E&O AND GENERAL LIABILITY INSURANCE?
E&O stands for errors and omissions.  It's to your advantage that the inspector is covered by both of these types of insurance policies.  Ask for a copy of the policies and check for coverage limits, exclusions and limitations.

HOW LONG WILL IT TAKE TO COMPLETE THE INSPECTION?  HOW MANY WILL YOU BE DOING THE SAME DAY AS MINE?
A thorough inspection should take approximately 2 hours.  It's hard work and tiring so it is to your advantage to schedule either the first or second time slot in the inspector's daily schedule.

HOW MUCH DOES THE INSPECTION COST?
The cost varies widely depending on your market and who you choose to work with.  In my area most are advertising a price between $200 and $400.  A well-established, full-time professional inspector is going to be at the high end of that spectrum but when you think of it as an investment in protecting what may be the largest purchase of your life, it's a small price to pay and very worthwhile.  This is not something you want to nickel and dime or select someone based on price alone.

WHAT TYPE OF REPORT WILL I GET?  WHEN WILL I GET IT?
A proper inspection should include a signed report that describes what was inspected and the condition of each inspected item with comments specific to your home.  It can be hand-written and mostly a checklist which is typically delivered to you on site at the conclusion of the inspection.  It can also be computer generated and could take a few days to complete and mail to you.  The house I purchased a few years ago (in another state) was emailed to me the next day and included a checklist, written descriptions of each system and photographs with problem areas highlighted.

ARE YOU AFFILIATED WITH ANY PROFESSIONAL ORGANIZATIONS?
There are many local, state, and national organizations that an inspector can join, many of which will provide continuing education and a chance to discuss best practices with other inspectors and construction industry professionals.  Franchises can also be purchased and a home office can provide educational tools and other support.  However, membership in any organization does not guarantee a quality inspector.   In the end, the individual inspector's experience and knowledge determine the quality of the inspection.

When selecting an inspector it's good to ask friends, family and business associates for referrals.  Your realtor may also have some suggestions, however, there is the possibility of a conflict of interest if the realtor or his/her brokerage has any association with, or receives payments from, the inspector or his/her firm.  Our realtor could only provide a list of local inspectors because of the ethics policy at his brokerage and that's what I expected of him as a professional.  Because all I have to work with is his list and the phone book, I will be asking for references.

We will also be present at the inspection.  I think you should be there if it is humanly possible because it is a great chance to see the inner workings of your home and ask questions about things like upcoming repairs, remaining life span of heating and AC equipment, renovations you might be thinking about doing, access points to plumbing and electrical and many other things.  I want to poke my head into every nook and cranny and understand what I'm looking for and if something that appears bad is really ok (and why!) or, conversely, if something that looks fine is going to be problem.

At the last house I had an inspection (in May) and, while he pointed out many things I'd missed looking around, he missed a couple things.  A couple of big things that ended up being very expensive surprises down the road.  Things like the heater not only being exceptionally old and inefficient but that it was missing the electrical connection to the thermostat upstairs so there was no simple way for me to turn it on.  Discovering that was far removed from a happy moment that first cold morning in November...  I was there, but not asking nearly enough questions or looking at everything right along side him.  I learned my lesson!

Information for this post was gleaned from my past experience, the experiences of several friends, a few websites found by the magic of Google and, mostly, from the excellent advice at www.homeinspections-usa.com.