What to look for when hiring a home inspector...
While your Realtor may have a recommendation for a home inspector, you, the buyer is still paying for the service. So, ask your Realtor for three recommendations and review their qualifications. Now, a key point here is that currently there are no government regulations certifying home inspection services. So there are basically three kinds of home inspectors out there looking to get your business:
- The novice with a truck and a ladder and some tools purchased from the local home improvement store
- The "know-it-all" who thinks of themselves as an appraiser and who can in fact, be a deal breaker
- The experienced inspector with credentials and background as a building contractor who has long standing relationships with top Real Estate agents and has testimonials from satisfied customers
Obviously you are looking to hire number-3.
Which is why, if you are working with an experienced Realtor, let them use their industry knowledge to recommend their best group of home inspectors and negotiate the price, normally based upon square footage and the number of AC units, appliances, and if there is a pool. Some inspectors will check the roof and some will bring in a roofing expert. Checking for mold is typically an extra cost. If mold or water damage is discovered, before you pay for remediation it would be wise to have a professional mold inspector check for spores and the type of mold present.
The home inspection is an important part of the sales contract. If the seller purchased the house within the past two years and had a fairly clean home inspection, you should be in pretty good shape with minor repairs such as light switches, faucets, window locks - basic stuff. If the home has experienced severe storms or has not been inspected for many years, you will need a more investigative inspection.
The bottom line is that you need to protect yourself so that you don't end up buying a "cash cow." If at all possible, attend the inspection. A good inspector will share initial information at the end of the inspection and follow up with a detailed report via email and/or fax within 24 hours that specifies the exact problems and recommended repairs. Mold reports take a little longer due to outsourcing spores to a certified lab.
When hiring a Home Inspector, look for:
- Qualifications and length of experience
- Attention to detail - someone who answers questions knowledgably
- Prompt, well explained follow up reports that specify problems and estimate repair costs
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