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

 

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?