Are you looking for a home to buy? Do not wait to receive an offer before you start looking for a home inspector. It is important to take the time to interview multiple candidates in order to ensure that you hire an experienced professional.
A home inspection can be your only chance to see the truth about a property that is, for many, the most expensive purchase they will make in their lives. We have some tips to help you find the right inspectors.
Beware of the Referral Agents for Real Estate
A real estate agent may offer to provide names of home inspectors. The references may present a conflict of interests, even though he might be well-intentioned.
Real estate agents want to close the deal. This incentive might be different from that of inspectors, who get paid for their reports. The report that raises serious issues or too many problems can be used to reduce the price or even end the deal. A referral by an agent might make it seem like the inspector is obligated to do the inspection.
Identify qualified and trusted candidates
Ask friends who have recently bought a house if they would recommend a good inspector. Local online communities like Next Door and Patch can help you find recommendations. Members sometimes share their experiences. You might also find useful referrals through crowdsourced directories like Yelp and HomeAdvisor.
Professional organizations like the American Society of Home Inspectors and InterNACHI, the International Association of Certified Home Inspectors and the National Academy of Building Inspection Engineers are good resources for finding inspectors. This certifies engineers and architects who conduct home inspections. A database of inspectors is also maintained by some state associations, like the California Real Estate Inspection Association. Visit the websites of each group to learn more about their members and what certifications they have.
After you have found some candidates, go online and search for complaints. You can search the internet with the company name and terms like “complaints”, “reviews,” and your local Better Business Bureau chapter for information about the home inspector you are interested in.
Be a fan of Credentials but be aware of their limits
You can have a little more confidence in hiring an inspector who is certified by a professional association.
For ASHI certification, candidates must pass an ASHI National Home Inspector Examination in person and prove that they have done at least 250 home inspections. InterNACHI’s certification requirements require that candidates pass the Online Inspector Examination and submit four mock inspection reports to them.
Thirty-four states require that inspectors pass the National Home Inspector Examination. Find out if your state offers certification. Ask for proof of licensure from inspectors you are considering hiring if your state requires home inspector licensing.
However, certification and licensing do not guarantee a high-quality inspection. Consumers’ checkbook hired 12 home inspectors, all state-licensed and certified through a professional group to inspect a house with three bedrooms. The house had 28 problems. The inspectors did not find all the issues, including a leak under the sink, roof damage and signs of rodent infestation.
Brasler states, “By all accounts the national exam, is a rigorous testing, and both professional organizations do a pretty good work of ensuring that their certified inspectors know what to expect.” But being knowledgeable does not mean that the inspector will be meticulous or conscientious. He won’t rush to complete the inspection.
He noted that one inspector went through the house in half the time of the average inspector’s 2 to 4 hour inspection.
Compare Home Inspection Reports
Brasler suggests that asking for a sample of an inspection Brasler has completed on a similar home to yours is the best way to find out how thorough the inspector will be and how well he will communicate any problems. He says that a sample report will help you see how much work they are going to do.
You’ll be able to compare reports from different inspectors and see which ones are more detailed. Also, which ones just fill their reports with generic information like the importance of sealing wood decks or caulking around windows in order to increase energy efficiency?
Consumer Reports examined reports from inspectors all over the country and found that the average report contains a few pages. It covers findings on the major systems of the house and also includes photos and descriptions of any documented problems. Some inspectors post their reports online with videos.
Take into account training and experience
You should also look for someone with a minimum of several years experience in inspecting homes. He is more likely to have experienced a wide range of homes and to have a better understanding of the issues.
A licensed architect and home inspector in mebane nc says that if he performs four inspections per week for a period of five years, that would be over 1,000 inspections.
If the house is older, you should look for an inspector who has additional training or credentials such as an architect’s license or home engineer’s licence. Be prepared to pay more. Edward Robinson, a Houston-based professional engineer, is the president of Professional Engineering Inspections. He estimates that the $600-$800 he charges for an inspection on a three-bedroom house is roughly double the price someone living in Houston would pay for an inspection by a non-engineer.
Ask what you get for your price
Inspectors with no specialized credentials usually charge $300-$1000 depending on the location and size of the home, their experience and the scope and cost of the inspection.
Some inspectors offer additional services that are not included in a basic inspection. For example, they may use a drone to inspect the roof or place an infrared camera on floors, ceilings and walls to detect temperature variations that indicate the presence of harmful moisture. These services may be charged an additional fee by others. Others will refer you outside experts to complete the work.
You may need to pay an additional fee for tests that aren’t included in the initial home inspection. There are three main risks that could require additional testing: termites, mold, and radon.
