Choosing an Inspector

Choosing an Inspector to check out your home before purchasing it is very important.

Unfortunately, there are many Inspectors that do not avoid conflicts of interest and some which actually perform inspections designed to make homes look good for selling.

There are good professional inspectors available to accurately disclose the condition of the home as well.  Discerning between a good inspector and one which may cost you much money and agony, can be tricky, but Buyer’s Protection Service has compiled a list of things to look for and questions to ask when shopping for an Inspector.  This list makes it simple to find a good, professional Inspector who will save you money.

Shopping for Inspections and Home Warranties

Who does the Inspector work for?

Unfortunately, many Home Inspectors say that they work for the buyer, but they really wish to please the agent who refers regular business to them.  They make the home look good for the sale so the closing goes smoothly.  By doing so, they hope that the agent will be pleased and will refer more inspections to them.

It is not in the agent's best interest to influence the inspection or even to be present during the inspection, and many good agents know this.  Still, the short-sightedness of getting the deal closed, no matter what, sometimes comes into play in real estate.
 

How can an Inspector make a home look good without creating liabilities for themselves?
They report conditions without stating them clearly.  For instance, "The water heater is in good condition for its age".  Sure it is!  Its 20 years old and the average life is 12 years!  If it is not leaking and is operational at all, it’s in great condition... for its age.  Some reports are extensively cluttered with narratives, disclaimers and home maintenance information, all presented in a beautiful binder that weighs more than it’s worth.  Are you going to read the whole thing to know the condition of your house?  Most likely not, until problems arise in your new home.

During my 22 years of inspecting homes, I have dealt with much pressure to influence the outcome of my inspections.
People have threatened me, attempted to bribe me, they make it clear that they have more listings they are going to need inspected.
They have acted as if they are the expert, (without credentials), and accused me of not knowing what I am talking about.  They bring in their own experts to dispute the original findings.  I believe in second opinions, but they need to be objective opinions!

One threat made to inspectors, who rely on referrals from agents, goes like this:
"I will never be able to use you or your company again if you don't pass this roof, which you know is perfectly fine, and nobody in my office will be using your company again either."
I have heard this many, many times from prominent agents over the years.  It is often just that blatant... or worse. 

Objective inspectors like myself sometimes end up on "Black-Lists" and are omitted from the lists of inspectors for buyers to choose from.  I get almost no referrals from agents.  Does that mean I am a terrible inspector?   There are good, ethical agents who do recommend me to their Buyers, but even they don't recommend me to their sellers. 

Don't worry, there are ethical home inspectors out there doing a great job for home buyers!  We get our referrals from satisfied Home Buyers who tell their friends. 
The Buyer just needs to take the initiative to find a good Inspector.
Follow these guidelines:

* Do not rely on an Agent's Referral for a Home Inspector.  The Agent has an interest in the deal closing without hitches.  Ethical Agents will recommend that the Buyer choose the Home Inspector.
If the Agent refers to the Home Inspector as "My Inspector", whoa!  Red flag. They own the inspector?

* Agent's lists of local Home Inspectors are often incomplete.  Look on line, or in the phone book.  You want the one or two which are not on the list.

* Do not rely on an Inspection Report provided by the seller.  Get your own inspection and pay for it.  It’s worth the money!

* An Ethical Home Inspector will require payment up front.  If the Home Inspector is willing to let you pay for the inspection from closing, they have an interest in the deal closing without hitches. Even if they have you sign an agreement to pay later, they know it is difficult to collect if the closing does not go through.  The inspector should have no interest in the deal and closing of the deal.

* Ask the Inspector how much of their business comes from Agent referrals.

* Request a Sample Inspection Report from the Home Inspector.  Look over the disclaimers and limitations, and make sure the report is straight forward and clear.  Most inspectors include photos in the reports.  Are they useful photos, or just pretty?

Don't just take my word for it:  www.IndependentInspectors.org

What systems & components are inspected?

All inspections have some limitations and Inspection Companies should be clear about this up front.  If told that everything is inspected, beware.

Is Inspection for Visible Problems Only?

Many inspections are just visual, but you cannot detect gas leaks, Carbon Monoxide, improper electric wiring, and many other defects without electronic detectors.  Many visual inspections do not even involve removal of access panels to inspect components inside appliances, furnaces and air conditioners.

How long in business?

It is best to use an established, reputable inspection company with experienced, qualified Inspectors.

Are they members of IHINA?

Members of Independent Home Inspectors of North America are committed to providing thorough, objective inspections without influence from Real Estate Agents who may want easier inspections in exchange for repeat business.

What are the qualifications of the Inspector, (not the company)?

New Mexico does not require any licensing for Home Inspectors!  Many unqualified people have set up shop in New Mexico as Home Inspectors.

Licensed Contractors are the people who build houses, and they make the best inspectors.  Experience as home inspectors is good, but even better if they have experience as builders or tradespersons.

What type of report, (narrative or checklist)?

Narrative reports are usually long winded and difficult to extract the facts from.

Checklist reports often lack details about what it will take to correct the defects.

A Combination Checklist report with descriptive paragraphs provides the details and the condition at a glance, and is even better if it has photos of every defect.

Some reports have photos, but they are limited and unclear.  Emailed reports with photos of every defect are easier to see and understand.

Request a Sample Inspection Report up front.

If not willing to provide a sample report, or told it will be mailed but never arrives, beware.  The Sample Inspection Report shows exactly what is inspected and the limitations.  Reports with pages and pages of narrative text are used to white-wash over the defects to help homes sell more easily with problems.

Do they offer a Home Warranty?

Home Warranties back up the inspection, unless the warranty is very limited.  Ask about the conditions of the warranty and request a Sample Warranty Contract.

Very limited Home Warranties are offered by inspectors doing poor inspections in order to provide false security.  Some Home Warranties do not even require an inspection at all.  They exclude all problems which could be considered pre-existing.

What is maximum warranty coverage amount?

What are deductible amounts and how many deductibles?

Is there a 50% co-payment for Furnace or Air-Conditioner replacement?

Is roof covered for replacement?

Is there a cost limit for roof repairs?

Are repairs performed by Licensed Contractors?