Making Sure You Hire the Right Inspector for Your New Home

Hiring a Home Inspector can be daunting for most buyers. It is one of many professionals in the mix when purchasing and there are no guidelines to hang you hat on when it comes to results.

Most states, but not all, require inspectors to be licensed. And for many purchases, inspectors are optional, not mandatory. But what if you live in a state with NO licensing requirements? How do you chose a reputable agent? How can you be sure you get a great inspection no matter where you live?

Consider these hints:

1) Chose Expertise First: Most inspectors have a niche; single family, condo, rural, urban. Ask your inspector what theirs is. The last thing you want is an inspector who does work on inner city condos to come out to an 1850's rural farm house with a well and septic system. Most agents have an area of concentration. Be sure your property and your inspector are a match.

2) Ask About Payment: Most inspectors require payment at the end of an inspection; there is no 30-day billing. So prepared to pay with a personal check or credit card (ask what they accept) on the spot. Many inspectors have published rates for specific tasks.

3) Oral vs. Written Inspection Reports: Some inspectors will offer a lower price for an oral report, meaning they will point out issues and concerns verbally, and you're relied on to take notes, etc. Some only provide written reports. You need to ask. If you're purchasing a home and plan on using the inspection outcome to further negotiate, ask for a written report. Sometimes the seller agent will ask to see a part of the report in question.

4) Check credentials: First, if your state has a licensing requirement, go online to your state's website, and be sure your inspector is appropriately licensed. If your state doesn't require licensing (and even if it does), ask about experience. Some states require hundreds of hours and/or inspections under a licensed inspector. You want to know that you'll be getting someone who has a few inspections under their belt.

5) Affiliations: In states without licensing requirements, inspectors who are members of a professional group may have easier access to keeping up with the lastest research and trends in the inspection world. There are a lot of professional groups; membership in one or more may be a sign that your inspector is keeping up, expanding their skills and is involved in their profession.

6) Specialities: Some inspectors also perform radon, septic and/or well testing; some will perform mold, environmental or other testing and inspections. Many of these adjunct tests require state-level certification or licensing, even if the inspectors themselves are NOT licensed. Be sure to check.

7) On the ground: Some inspectors show up with a clipboard, ladder and flashlight. Other show up with an arnsenal of the latest tech-tools, gadgets, a computer, printer and a host of other technologies. Neither is a necessarily sign of competance or an assurance of a great inspection. Ask what your inspector uses for tools and be sure their bag of tricks is in line with what you expect to pay and what you expect to get out of the inspection.

8) Understand what is NOT inspected: Most purchasers think that EVERYTHING will be inspected. Most everything will get a visual look-see, but not everything is tested nor seen. Be sure you thoroughly understand what your state requires, or what other Standards of Practice your inspector uses to govern their work. Read and understand the limitations and exclusions before your sign anything and before an inspection starts.

9) Get your timing in order: Most home purchases have a time limitation for the inspection process. As you might expect, home sales and thus home inspections go up in warmer months in most places, and that means that inspectors are busier. If you wait until you have just a day or two left to get your inspections done, and you need outside testing results to be sent to a lab (for mold, or radon or well water, for example), be sure to allow plenty of extra time to call inspectors. Interview a few by phone, set up a time to meet that works for everyone (you, the inspector, the homeowner, the agent(s) involved), and get all your lab results back.

10) Pick your tests: Some people want a general inspection; others have health issues or personal concerns or are considering a property that lends itself to additional testing. Remember that each test is an additional cost. Focus on the issues that concern you and your family most, and then ask yourself: "If the results come back in a poor or negative fashion, what will I do? " You should think about what your options are, if any, once the results are gathered.

A thorough inspection starts way before the inspector shows up. Do your homework, match your needs to your inspector, and be sure you understand the limitations of inspections in any market. Inspections do not uncover all issues, all the time, but understanding what your needs are and matching them with the right professional can give you peace of mind, negotiating power and years of happy homeownership!

http://www.ashi.org/customers/state.asp
http://www.dos.state.ny.us/lcns/homeinspector.htm
http://www.nachi.org/code_of_ethics.htm