4 Tips for Finding the Right Inspector

An essential part of home buying is having a home inspection. Even if you are purchasing a property in “as is” condition it is wise to do a due-diligence home inspection so you can try to get a true read on the condition of the property.

Often times Buyers are told by friends or family to use an inspector they used, or not to trust the one their real estate agent recommends. I think it is wise to consider the inspectors your real estate agent recommends. Remember that we deal with these people day in and day out, have some idea of their reputations, performance, experience, thoroughness, and presentation.  All of those things are important when you are having a home inspected.

I often will recommend a few inspectors; I also have a clear opinion on a few I would not recommend (including the one my agents gave us for our home purchase, what a disaster!). I make my recommendations based on experience with the inspector, client experience and performance record after the closing, i.e. were issues which should have been apparent uncovered after closing?

Finding a home inspector who is ASHI (American Society of Home Inspectors) certified is great, but truthfully any well qualified General Contractor can perform a home inspection, combining a General Contractor with an electrician, plumber and heating/cooling expert will get good results but cost an awful lot more. An ASHI home inspector is often someone who can be considered a generalist when it comes to the major systems of a home. They may have a single area of expertise above other areas, but not always.

The home inspector will review systems for normal function and safety, calling for “Further review” if it seems to be something operating out of the range of what is considered “normal” or “safe”. As part of a Buyer preparation for home inspection be ready to pay for your home inspection, a Radon inspection and a Wood-destroying insect inspection. Some areas will have air-quality or “mold” inspection choices, but they are not often standard. Be sure to budget more for any specialists (ie. HVAC) who might need to be called in for “further review”.

My Top 4 List for Recommending a Home Inspector:

1. Factual without dramatic overtones. I know a few inspectors who I suspect would rather be on stage performing some drama to a packed crowd. The things they say and do are ridiculous. I think finding a good inspector who can explain why the window seal failing isn’t going to cause the house to fall down is definitely a benefit to the whole home buying process. Do you really need more stress?
2. A proven track record constantly reviewed. I often ask my clients what they think of the home inspector they used a few months after settlement. This helps me see if they feel the inspector perhaps missed something or they are still pleased as punch. This helps me gauge whether that person remains on my recommended list.
3. Experience before becoming an inspector. I like to know what the inspector’s background was. If he sold used cars I am not going to believe he is as well qualified as the inspector who worked for a plumbing manufacturer teaching installation processes and revamped historic homes himself. Knowledge is key.
4. Reliability. Are the reports thorough, accurate and delivered on time? Is the inspector easy to reach and quick to respond when a question comes up during client review of the report.

Even more important – I try to attend every single home inspection with my clients, my understanding of any problems discovered is essential in the negotiation process. I never understand agents who say “My lawyer said I should never go” – that just blows my mind.

So next time your friends tell you to use XYZ home inspector, smile and take their recommendation but then go discuss it with your real estate agent as well. You have the right to choose your inspector but seek the expert advice from people who deal with inspections on a day to day basis. There is value in our experience.

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