Ten Tips for Choosing a Home Inspector

How do you know which home inspector to choose? The offer is written, and of course it says “subject to inspection,” right? That’s a common contingency written into most real estate offers and sales contracts. Here are 10 tips for choosing a good home inspector and completing the inspection process successfully.

Check the home inspector’s credentials.

First check and see if the home inspector licensed by your state or a member of a recognized professional organization that has published standards of practice. Is the home inspector recommended by a realtor? You can request this information. Some of the professional association web sites let you put in your zip code and see a list of inspectors in your area. Also, check these sites, or the Better Business Bureau, for any complaints filed against an inspector.

Check the home inspector’s web site.

Does the home inspector will have a professional-looking web site? Is the website friendly and easy to navigate? Does it provide you with lots of useful information, including a sample report? Does it have any pages that are incomplete or that say “under construction”?  That says to you: “I’m either new in business or I can’t be bothered taking time to be a good communicator.” Are the phone number and other contact information should be prominently displayed? Are you able to reach the inspector on your first try?

Don’t bargain hunt for a home inspector.

Home inspectors all look at the same things, right? Not necessarily. And beware of any home inspector who hands you a boiler plate list or a printed manual of what should be covered in a home inspection. You can find the same information online or buy the manual yourself at the nearest big box home improvement store. They are inspecting your house and you want the inspection custom made for you.

Every home inspector is different and comes with specialties or strong points and probably some weak points too. You may save yourself a couple of bucks by choosing the cheapest home inspector but that could cost you $1,000 or more in missed problems. Usually, the best home inspectors are not the cheapest. If you want to save money, possibly thousands, then don’t choose the cheapest inspector.

Do due diligence.

Next, ask lots of questions. This is the best way to determine an home inspector’s qualifications. Such as:

• How long have you been in business?
• What number of home inspections have you completed?
• How long does it take you to inspect a home of this size?
• Can you provide references?
• May I see a sample copy of one of your inspection reports?

Now read that report!

Once you’ve asked for and received a sample inspection report, read it carefully. Don’t just glance over the photos and illustrations. When you read it, watch out for useless chatter that is designed to cover the home inspector, not you. Anything that sounds like, “Recommend further evaluation and correction by a licensed inspector,” could be a big red flag. If you get this kind of report from an inspector, you could easily have half a dozen additional inspections, requiring even more of your valuable time and money.

Ask about extras.

Certain homes or geographic areas may require special inspections. If your inspector doesn’t do these, you’ll have to pay someone else to complete them. Ask about inspections for things like insects, radon, mold, water quality, lead-based paint or asbestos.

Time is money.

The average inspection of a standard single-family home usually takes about 2 1/2 hours but could take as long as 4 – 5 hours, depending on the size and age of the property. Don’t make the inspector feel rushed.

Be there.

It’s to your advantage to attend the inspection in person. Although the inspector will give you a written report when the inspection is complete, that doesn’t compare with the hands-on experience of going through the house with the inspector, seeing what he or she sees, and hearing their comments.

Buying or selling a home is a challenging, stressful, and sometimes downright scary process. The services of a good home inspector can eliminate a lot of the anxiety and will save you both time and money in the long run.

Want more tips to help you buy or sell a house? Check out our Buyer’s and  Seller’s Archives.