| Copyright © 2008 Christopher R. Prickett. All rights reserved worldwide |
| Choosing a Good Home Inspector |
So the agent says, “ I’ll schedule the home inspector! I’ve got a great guy.” Sounds harmless enough, and
frankly this scenario goes down every day. The question is “does the agent have the home buyer’s best
interest in mind?” Maybe yes, and maybe no. And even if the agent’s heart is in the right place, is she
doing what’s really best for the client?
A good agent should work hard for his client when negotiating a fair price on a property, but that same skill
shouldn’t be used when picking an inspector. Sadly, too many agents wrongly think that their getting their
client a “good deal” by finding them the cheapest inspector. In most cases, the cheaper inspector is less
experienced, less insured, and when all the cards are on the table, not a very good deal at all. If you’re
going in for bypass surgery, do you look for the cheapest doctor with the least experience?
Not all states require home inspectors to be licensed. Many of the ones that do set the bar fairly low.
Nearly three in four have been licensed for less than four years. A home inspection is a service, not a
commodity. Leave the sales to the malls, you want the best, most experienced guy out there, and he doesn’
t charge 10 cents a square foot!
Here’s another thing that the average home buyer doesn’t know; in most states, home inspectors aren’t
required to carry Errors and Omissions insurance. That’s the type of coverage that protects the
homebuyer when the inspector misses a defect that should have been reported. No E&O, and the
consumer could be left holding the bag, or embroiled in a nasty lawsuit with the inspector or that referring
agent. A smart agent will only refer inspectors who carry sufficient E&O insurance.
Q. How many inspections has YOUR inspector that is being sent (not the company) performed?
One way to know for sure is to demand that YOUR inspector be a member of ASHI- The American Society
of Home Inspectors (www.ashi.org). In order to attain “member” status in ASHI you must perform a minimum
of 250 fee paid inspections that have met their strict requirements.
Q. Will YOUR inspector “walk the tile roof”?
The tile manufactures state that the proper way to inspect a concrete tile roof is to walk on it. Walking on
the concrete tile roof to inspect it does not void the manufactures warranty. Some companies are more
concerned with their liability than performing a thorough roof inspection and will only view the roof with
binoculars. Many, possibly half, of the problems can be missed, using this method. An experienced
inspector can walk a concrete tile roof without causing damage.
Q. Will YOUR inspector perform a thorough attic inspection?
A complete attic inspection requires the inspector to actually crawl through some not-so comfortable areas.
The “newbies”, and even some old-timers, either just poke their head through the access hatch, or limit
their view to the small platform, if there is one. They state that it is too hot or the trusses are not designed
to support the additional weight. An excuse by any other name is still an excuse!
If you are considering a warranty home inspection, please keep this information mind. The few dollars you
save may cost you in the long run! The homeowner usually saves about $25-$65. So what do they get for
that savings? It’s really hard to tell, until something goes wrong, or you sell your home.
frankly this scenario goes down every day. The question is “does the agent have the home buyer’s best
interest in mind?” Maybe yes, and maybe no. And even if the agent’s heart is in the right place, is she
doing what’s really best for the client?
A good agent should work hard for his client when negotiating a fair price on a property, but that same skill
shouldn’t be used when picking an inspector. Sadly, too many agents wrongly think that their getting their
client a “good deal” by finding them the cheapest inspector. In most cases, the cheaper inspector is less
experienced, less insured, and when all the cards are on the table, not a very good deal at all. If you’re
going in for bypass surgery, do you look for the cheapest doctor with the least experience?
Not all states require home inspectors to be licensed. Many of the ones that do set the bar fairly low.
Nearly three in four have been licensed for less than four years. A home inspection is a service, not a
commodity. Leave the sales to the malls, you want the best, most experienced guy out there, and he doesn’
t charge 10 cents a square foot!
Here’s another thing that the average home buyer doesn’t know; in most states, home inspectors aren’t
required to carry Errors and Omissions insurance. That’s the type of coverage that protects the
homebuyer when the inspector misses a defect that should have been reported. No E&O, and the
consumer could be left holding the bag, or embroiled in a nasty lawsuit with the inspector or that referring
agent. A smart agent will only refer inspectors who carry sufficient E&O insurance.
Q. How many inspections has YOUR inspector that is being sent (not the company) performed?
One way to know for sure is to demand that YOUR inspector be a member of ASHI- The American Society
of Home Inspectors (www.ashi.org). In order to attain “member” status in ASHI you must perform a minimum
of 250 fee paid inspections that have met their strict requirements.
Q. Will YOUR inspector “walk the tile roof”?
The tile manufactures state that the proper way to inspect a concrete tile roof is to walk on it. Walking on
the concrete tile roof to inspect it does not void the manufactures warranty. Some companies are more
concerned with their liability than performing a thorough roof inspection and will only view the roof with
binoculars. Many, possibly half, of the problems can be missed, using this method. An experienced
inspector can walk a concrete tile roof without causing damage.
Q. Will YOUR inspector perform a thorough attic inspection?
A complete attic inspection requires the inspector to actually crawl through some not-so comfortable areas.
The “newbies”, and even some old-timers, either just poke their head through the access hatch, or limit
their view to the small platform, if there is one. They state that it is too hot or the trusses are not designed
to support the additional weight. An excuse by any other name is still an excuse!
If you are considering a warranty home inspection, please keep this information mind. The few dollars you
save may cost you in the long run! The homeowner usually saves about $25-$65. So what do they get for
that savings? It’s really hard to tell, until something goes wrong, or you sell your home.