What should you look for in a home inspector.

What is a Home Inspection?

A home inspection is a limited visual evaluation of the properties primary structure. An inspector should be following the standards of practice and be a member in good standing of a non profit home inspection trade association such as the National Association of Home Inspectors or the American Society of Home Inspectors.

The client should interview any potential home inspector to verified they are qualified to perform a proper home inspection. The Inspector's qualifications should include hands on experience in construction or architecture and a true understanding of the structure and components.

Questions for potential inspector:

1. How long has the inspector been practicing home inspections
2. How many home inspections have they performed
3. How long does their average inspection take
4. 1,000 square foot an hour as a loose rule of thumb
5. Can the client accompany the inspector during the inspection
6. Except the roof due to liability concerns
7. When do you get the report
8. What kind of report will you receive
9. Computer generated or a Check list
10. Does the inspector carry insurance
11. What credentials do they currently hold
12. Are they a member of NAHI or ASHI
13. Some inspector's may specialize in historic homes, new home construction inspections, log homes or other specialized needs.
14. Are they properly licensed as some states require (not applicable in all states)
15. The fee for the inspection (Don't base your decision on the low bid, base it on their experience)

What you, the Client should do to get the most out of the home inspection:

1. Be present for the inspection
2. Accompany the inspector during the inspection as much as safely possible
3. Talking to the home owner will only distract you from the inspection and important information
4. Ask questions of the inspector
5. Insist on professional repairs
6. Read the report
7. Have realistic expectations of the building and components, all buildings new and old have issues
8. Budget for replacement of the items the inspectors flagged at risk

You should also understand a home inspection is not a warranty or guaranty. No one can predict when components or systems will fail. The inspector should however perform an inspection in a way which will inform you as well as to educate you. This can assist you in budgeting for certain systems that may be nearing the end of their statistical life. Separate warranties may be available, however read the exclusions to insure the systems you are concerned about are covered,

A good inspector should be trained to evaluate that a system at the time of the inspection is in actual working condition. The inspector should also attend continuing education to ensure they are up to date with current industry standards and knowledge.

Some inspectors may also utilize some specialty equipment such as moisture meters, gas detectors and electronic testing devices. While these are useful and I recommend them they are tools they may be used in suspect conditions and at the discretion of the inspector.

Also discuss with the inspector whether they get on roofs when safely accessible and in crawlspaces that again are safely accessible. Factors due to weather conditions may impede the inspection process and areas may need to be re-inspected. You should discuss these fees with the inspector as well. You may also want the inspector to re-inspect repairs carried out by the seller (during a pre-purchase inspection).

Insist all repairs are to be performed by a qualified or licensed contractor. If a components fails after closing (settlement of the property) you may have no recourse against a non-professional repair or the home seller.

Just because an individual is a builder or engineer does not qualify them to be a home inspector. Only after extensive training and hands on experience can one gain the instinct they need to provide you with a comprehensive inspection. Some engineer’s have nothing to do with residential construction or just one small part.

Inspection fees are typically based on square footage or the price of the home. Compare what you are getting for your money, don’t go with the low bidder, there may be a reason.

You should feel free to engage in conversation with the inspector and ask questions. A good inspector will also cover preventive maintenance of the building and systems with you.

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