10 Tips for Selecting A Home Inspector
You only need to do a quick search for home inspectors in your area to find numerous options, but as with so many professions, some inspectors are better than others.
Choosing the right home inspector is a decision that can have a significant impact on your satisfaction with your future home. Because your home inspector is responsible for educating you on the items that you need to know about the home you are interested in, his or her ability to spot potential issues is vital for you to make an informed home purchase. As such, taking the time to select the right home inspector is one of the most important decisions you will make when purchasing a home.
The following tips will help you find a home inspector that you can be happy with, someone you can trust to provide you with all the relevant facts about the home you want to buy. An excellent home inspector will not only be thorough but will take the time to explain the severity of an issue. If the problem they have found is a common one and not something to be genuinely concerned, they should explain this to you. Some of the most common home inspection problems can usually be corrected fairly quickly.
1. Get a Reference from me, your REALTOR®!
One of the best resources for picking a home inspector should be your REALTOR®. Do you know your real estate agent well and trust them? Do you feel they have your best interests at heart and are not more concerned about their pocketbook? If you can confidently answer these two questions in the affirmative, then there is no reason not to trust your REALTOR® about what home inspectors have a superior reputation.
I maintain a list of home inspectors that have demonstrated a high level of competence and mastery of their field for my clients in the past. As such, I am happy to be able to personally recommend their services as you begin your search for a home inspector. As always, the decision of who you ultimately choose to hire rests entirely with you.
2. Hire a Home Inspector that is Bonded and Insured
Whether you go with a big company or a single inspector working on his or her own, you want to make sure that whoever examines the home is bonded and insured. Finding out about insurance is one of the most important questions to ask when interviewing a home inspector. Depending on your area, a home inspector may be able to conduct business without insurance. The problem with uninsured home inspectors is that they may try to hold you or the homeowner liable if they are injured during the inspection.
Climbing in attics and wandering through basements and crawl spaces does carry a certain amount of risk, which is why reputable home inspectors carry insurance. If the basement steps are rotten and the inspector falls and breaks a leg, you don’t want to have to worry about being sued. If the inspector is not bonded or insured, I would cross them off your list immediately.
3. Verify that the inspection company only does inspections – not home repairs and renovations as well
Hiring someone that just does home inspections is an important tip for finding the right home inspector! Home inspection companies that sell other services – such as roofing, plumbing, kitchen and bathroom renovations, etc. – have a huge conflict of interest. The fact that they sell repair and renovation services means they are more likely to see problems where there aren’t any. You want an objective opinion on the state of the house, not a soft sell on renovation or repair services.
Of course, the company may do an excellent job of separating its inspection and repair services. Unfortunately, there is no way for you to know if you will be encouraged to make unnecessary repairs until you hire and pay for the inspection. Choose a home inspection company that’s focused solely on inspections. If you are interested in the cost of repairs or renovations, bring in a contractor after the inspection is over.
4. Find out what the inspection includes and how long it takes
The best home inspection will be a thorough one, where the inspector goes over every little detail of the home. You want an inspection that looks at every component of the home, including:
The plumbing system
The electrical system
The structural condition
The heating and air conditioning systems
The basement and foundation
The roof and attic
Evidence of water penetration or grading issues
Pests such as bugs and wildlife
Environmental issues such as mold, radon, asbestos and lead paint
Appliances and other general components of the home
Knowing what an inspector will look at also allows you to shop around and compare services. Some inspectors may only focus on the structure itself and nothing more. Most home inspections should take three to four hours to complete. If you are purchasing a larger home, a fixer-upper or an older home, the inspection will more than likely take even longer. Don’t hire someone who tells you they will complete the inspection within an hour or two. It is unlikely the inspector will be able to do a thorough job in that limited time span.
5. Get References
It is always worthwhile to ask for references when you are hiring anyone to provide a service, and home inspectors are no exception. Ideally, you want to get new references from at least a few different clients. You can ask each customer about his or her experience with the inspection company:
Did the inspector seem knowledgeable?
Did he or she turn up on time?
Was the report comprehensive and relatively easy to understand?
While references are excellent, keep in mind that the inspection company probably gave you contact information for the most satisfied customers. That is why it’s helpful to get multiple references. The more people you talk to, the clearer a picture you will have about the company’s work.
6. Verify that you will have an opportunity to meet with the inspector in person at the home
While I do not recommend that you attend your entire home inspection, I very much encourage you to meet with your home inspector at the home you are buying at the end of the inspection so that the inspector can review their report with you, point out items of major concern and answer any questions that you may have.
If an inspector is unwilling to meet with you in person at the home to review their report, I recommend that you cross them off your list!
7. Request a sample Inspection Report
Home inspection reports can come in a lot of different formats, from walls of text to colorful reports with photographs. You will have an easier time reading the report if it is designed to be accessible.
Any inspection company you are considering should be able to send you a sample report so you can see if the format works for you. I would highly recommend selecting a home inspector who provides color photography of the issues they find. When it comes to home inspections, a picture is worth having. When communicating issues to the Seller, having pictures makes things so much easier. Sometimes it is tough for laymen to discern problems without being able to see exactly what the inspector is referencing.
8. Compare the cost of hiring different Home Inspectors
No one wants to pay more than they have to for a home inspection, so it makes sense to shop around. However, you need to make sure you are making an apples to apples comparison. When you are looking at different companies, get a relatively detailed description of what each company does during an inspection.
A more thorough inspection is worth paying more for. So is a company with better references, or one with experience in a specialized area you need. There is nothing wrong with trying to save money but make certain you are hiring someone you can rely on to do a good job.
On average you can expect a general home inspection to cost anywhere from $400 to $600. This cost should include inspection of all the major systems and components of the home, as well as the cost of having a Radon Test completed.
9. Choose an ASHI certified or InterNACHI inspector
ASHI stands for American Society of Home inspectors. An ASHI certified inspector is required to follow a strict code of ethics. When you choose ASHI inspector, you’ll be working with someone who has passed rigorous technical examinations. In order for an inspector to get ASHI certified they must perform more than 250 professional inspections. It is essentially just another level of qualifications.
This is not to say there are not some fantastic home inspectors who are not ASHI certified. It is just another level of confidence when one has this designation.
The International Association of Certified Home Inspectors or InterNACHI for short, is another exceptional organization. An InterNACHI certified inspector is required to follow a strict code of ethics. When you choose an InterNACHI inspector, you will be working with someone who has completed numerous inspection courses and technical examinations.
These inspectors are also required to complete 24 hours of continuing education per year. InterNACHI is the largest inspection trade association in North America.
10. Trust Your Instincts!
The most important thing you can do when choosing a home inspector is to trust your instincts! No matter how highly recommended a home inspector might be, don’t be afraid to cross them off your list if something about your interaction with them doesn’t feel right.
Your home inspector should be someone that you feel comfortable with and who communicate with you in a way that works for you.