Darleen,

I certainly see the merit in home inspections for any construction.

Also, I see merit in consumer choice, rather than adding to the list of mandates.

And I'm not sure that mandatory independent home inspections will protect the lender or reduce fraud.

Mike ~ Hi. You're right that mandating home inspections wouldn't reduce fraud, but what if it could help reduce foreclosures? I've heard people say that they really didn't like their homes all that much anyway when they're facing foreclosure - and that they're going to "let the home 'go back' " (as if it were a layway or something!)

It should be mandatory. Some borrowers purchase garbage properties then abandon ship (and the loan).

Home Inspector Chicago Suburbs 

I am on the fence on this as an inspector and inspection consultant. I want them to be mandatory but only if the inspectors are trained properly. We have many inspectors here in my area and I can tell you quite a few are the low price guys who believe in volume rather than quality. If a lender was to choose one of them then it really would make no difference if the did or did not get an inspection. My usual time at a 2000 sq. ft house is 3 to 3.5 hours whether it is brand new or pre-owned. Then I have a 1.5 hour report to write. I can tell you I know of some inspectors who are done with the inspection and the report in less time than it takes me to write my report. Just so you understand I have 12 years construction experience and 3 years of inspection experience so it is not not I don't know what I am doing I just prefer to be the best at what I do. That is one reason I got out of construction and into the business I am in now.

Erol ~ My thoughts exactly. The mortgage industry may be helping themselves if people are more satisfied with their purchases.

Mark ~ I've heard this as a complaint - that not all inspections are created equally. It sounds as if inspectors are not licensed in your area - and thus there may not be any minimum standards?

I would definitely like to see more lenders requiring home inspections, and I think they would be smart to do so.

If I were the lender, I would develop my own set of criteria for the inspection report, as well as the home inspectors viewpoints and report. Just having an appraisal does not tell the whole story, and can sometimes even be mis-leading. It would be an added benefit to the lender and buyer for sure.

Keep on solving world problems with that windsheild time.. just don't forget to go when the light turns green...lol

I think they should be mandatory as well.  That being said, I agree with Mark that the inspectors should be trained properly.  I have personal experience with an inspector that really didn't do anything for me except collect $300 from me.  He missed a huge problem with a home that I purchased that cost me thousands to correct and then didn't even have the decency to return my calls when I wanted to confront him about it.  Needless to say he now has at least one complaint against him with the BBB.

Hi Darlene,

Illinois is a licensed state, but obtaining a license is bare minimum accomplishment. Here's the problem...

I've been inspecting buildings since 1992 and homes since 2002, close to 4,000 total and have an impeccable record of customer satisfaction. I get buyers who call me everyday and say things like: "I just received an inspection quote from another licensed inspector for $100, can you beat his price"? As you can see Darlene, licensing solves nothing. A low priced, often very poor inspection is preferred over my very thorough, moderate priced inspection. If you can figure it out please let me know. :-)

Erol Kartal

Home Inspector Chicago Suburbs

Kevin ~ LOL. Windshield time is great. I spend so much time in the car and it allows me to "think".

Don ~ Training is key. In North Carolina, home inspectors are licensed - so a complaint can be filed against them for majorly messing up.

Erol ~ We have the same problem as real estate agents. Someone will always do it for less. I realize that I won't be able to work with everyone. I tell people that they get what they pay for.

I spent money on an inspection but feel as though the inspector missed some major things that will cost us dearly in the future.  For starters, my wood floors have started to open up about EVERY 5-6 strips.  The list goes on but the point is you never know how your inspector performed the service until after he is long gone. 

Darleen,

Here's my basic free market approach:

Any lender should be able to make that decision, I just don't think government should require it.

Jim

Hello Darleen, What a poignant question. A question that obviously has many answers based on the comments that you have already received. Unfortunately Latonia had a questionable experience and that is a shame. There are no perfect inspectors, yours truly included, but a properly trained and experienced inspector will save headache and heartache in the long run. Some things, like Latonia's situation was likely not present at the time of inspection but when the house was moved into and the temperatures/humidity acted on the wood it likely shrunk. Maybe the wood was not acclimated to the home before installation (contractor error). These things we cannot see during our three hour inspections. I truly believe that the question of mandatory inspections will be resolved in time as more and more people realize the value gained from Home Inspections. I am seeing more and more people calling for inspections as time goes on. We are not selling more homes in our area, we are seeing more people ask for inspections for protection. We are saving dollars and lives with our inspections. That's my story and I am sticking to it.

Blessings 

Latonia ~ I'm so sorry to hear that your inspector missed some items in your house. Could you contact the inspector to see if his/her Errors & Omissions insurance would perhaps cover the items that he missed? Or if it's builder error then perhaps the builder will warranty the floors. Either one of these is at least worth a try.

Jim ~ The Free Market approach does tend to work. :-)

Michael ~ Interesting points you raise. I'm not a hardwood floor expert (nor do I play one on television) :-) but if that's the case with Latonia's floors, then it seems that someone should take responsibility for what's happening at her house.

Darleen, It is unlikely that the inspector in question could have seen the problem or predicted it's happening, IF the floors were level and extended to the baseboards there was nothing present to report on. Checking with the builder/remodeler to ascertain whether the wood was allowed the manufactureres recommended acclimation time would be the first step. I would think that the inspector would be willing to assist Latonia in her efforts to get the problem resolved unless he feels that he did miss something and is keeping his distance. This will be a tough one to reslove. Latonia did not say how long ago this happened or if she already resolved it. I have found it prudent to respond EVERY time a client calls, it is only right to do so.

Blessings

Darleen and Michael too, You guys are a buyer's eyes and ears before making such a large step. I do think inspections are vital and I know they can't see through walls.   They should, however, see weak foundations where the cement is falling away from the brick, feel uneven flooring as you walk,  hear squeaking floors, catch missing caulking around all window, see unlevel doors causing air to escape or penetrate and I have probably left out a few more things.  My house was lived in approximately 3 years before I moved here so you expect the house to be in its final stages of settling.  I started noticing these things after being here about 3-4 months.  (As you see, I am still upset at the possibilities.)  I don't want to be living in "the house that Jack built."  The inspector in question was trying to assist in making the uneven floors right but I didn't trust his inspection any longer.  I had someone else come in to find this laundry list of items. I am preparing docs to send the their licensing board because it just doesn't seem right.  Your thoughts please....

Latonia, The things you mention "SHOULD" be found and addressed by a competent inspector if present on the day of the inspection. There are, as you know, myriads of possibilities and condittions that exist or could exist that could skew an inspection. Clients, sellers, Realtors, Kids, Parents, grandparents......dogs,cats, mice and spiders, Heat, cold......debris, personal possessions, trash..... you likely understand what I am saying. However, the bottom line is that the inspector SHOULD do the very best job for the client that he can on the day of the inspection given the conditions the day of the inspection. Things in homes do change and sometimes without logical explanation and that really drives the professional inspector crazy. But changes do occur. Unfortunately I can only speak in generalities because I was not there the day of the inspection. I would like to think not, but I might have missed the items as well. It certainly is a bad situation in which to be found. If the soils in your area are clay based, they are highly expansive forever unless fired in a kiln. They will expand and contract in direct proportion to moisture and temperature. I already touched on the wood flooring maybe not being allowed to acclimate to the home before installation. The mortar chipping could be from an improper "temporary" patch to get the house sold (cover-up) which if improperly applied could spall. Again I am not there. The doors, I believe are another issue. It would be hard but not immpossible for a door to move in its frame enough to allow for significant air flow in just three months but it could happen I suppose. What I am trying to say is that we are all capable of failure and if the inspector is a responsible individual he will own up to his errors and help to remedy the problem. Integrity is at stake here and I do pray that all parties approach one another amicably to bring about a successful conclusion.

Blessings

Latonia ~ Yes, most definitely, real estate agents/brokers and inspectors do accept quite a bit of responsibility for the buyer's experiences throughout the transaction. However, as you know, as real estate brokers, in North Carolina, we leave the inspections to the professionals - unless we, too, are professionally trained.

During home inspections, I do ask questions of the inspector if I saw something during prior visits that may have been questionable.

I can tell you from my own personal experience that when I purchased my last home, the inspector missed a few items that were quite obvious. So, I called him on it! My agent was hesitant to step up to the plate so I obtained my own estimates and then informed the inspector on how much it was going to cost to make me whole. He paid up because obviously he was in the wrong.

I'm not an attorney - but if you truly feel that the inspector was in the wrong - I would give him a chance to pay up.  If he won't, then perhaps you could take it a step further, as you've suggested, and file a complaint with the licensing board if the statute of limitatatons has not expired.

I am all for trying to work through situations before going to licensing boards. Anyone can make a mistake and should be given the chance to make it right if possible.

Michael ~ This has turned into a lively discussion between the three of us. :-) In the portion of NC where I am, there is lots of clay soil - and you're correct, it seems to be constantly expanding and contracting. Latonia is located about 1.5 hours from me so I'm not quite sure what the soils are like in her area.

Darlee and LAtonia, Sorry to have left you out of the last post Darleen (not intentional). You have hit the nail on the head Darleen. There is a right way and a wrong way to go about conflict resolution. Pobody's Nerfect they say...:-)  One can only assume, and hope, that the inspector is licensed/certified and is reputable and that he/she will do the right thing. Being an eleven year veteran of the industry I see new things and face new challenges at every inspection. In dealing with the public and hte Realtors I find that expectations are different for every person involved. You know, some like it hot-some like it cold, I think there may be a rhyme in there someplace. The background and temperment of the individuals, the value of the home, and the expweriences of the day sometimes predicate their expectations, responses and demands. The idea is that as inspectors we look at maybe 400/450 individual pieces in a home inspection and it is tough to catch every little glitch (what defines little?) but we do try. Aesthitcs aside we should be reporting on all items of the home and if we missed something important that did exist that day there should be some move toward customer satisfaction. I have returned five inspection fees and "helped" clients in two cases reslove an isssue. Immediate response and sincerety to the client is key. I have enjoyed our converstions and pray that the situation resolves quickly and satisfactorily for you Latonia.

Blessings

As a home inspector, if inspections were mandatory then that would increase business for us.  Already about 82% of homes are being inspected, but the addtional 18% wouldn't hurt.

HOWEVER, I can read between the lines and if inspections are mandatory, then in the future lenders may be able to control which inspector does the inspections.  This will limit the market for inspectors, reduce our ability to be neutral, unbiased, third-party inspectors, and will raise the question of whether or not the home was inspected correctly.

I like the free market system and am happy with competition.  It keeps the customers' best interests at heart.

J. Brandon, Very thoughtful response. I thank you

Blessings

I typed a response a couple of days ago but it is hanging "out there" somewhere other than this blog.  Long story short, I am happy to be in the company of some REAL professionals.  Michael, I don't mind that you are not a REALTOR. LOL :)  There always alot to learn in this line of work and you all are adding to my plate.  God bless you all.

Latonia, Didn't you mean "REEL" professionals?? LOL. :-)

Thanks and many blessings to you

Michael ~ Thank you for your insights and for trying to help Latonia resolve her issue.

J. Brandon ~ Great points you raise about the free market.

Latonia ~ Yes, there are some great professionals here! I hope everything works out for you. Please keep us posted...

Hi Darleen, I will definitely keep you all posted on the outcome.  I enjoy my house but I don't want to see it fall to pieces after 5 years....

(Michael, I don't know how I could have missed such an opportunity.)

Latonia ~ We're with you there - no house should fall apart after such a short period of time.

Darlene,

The problem I see with making inspections mandatory is the freedom of choice as stated above. I would not want to see lenders dictating who the inspectors are for a buyer.

I think the biggest problem overall with inspectors in general is most states do require a license, but the overall industry is loosely regulated. Such as the inspection reports being more uniform.

There are just as many good home inspectors as bad home inspectors out there.

I had a deal fall through this past week because a home inspector went outside the scope of the inspection and discussed " The rumor in this subdivision is there are homes with slab problems" .

I had to try direct the inspector back to the task at hand - but that was it because of his comments the buyer freaked and walked away from the home all because of "Rumor".

Another inspector told horror stories about an old hot water heater to a buyer " His old hot water heater exploded in the attic and ruined the ceilings and all kinds of other things" This buyer then wanted a hot water heater replaced that according to the inspectors report was in proper working condition. That buyer walked away because how do you convince a seller to fix or replace something that has nothing wrong with it according to the inspection report.

Home Inspectors can say what ever they want and walk away with there pay cheks at the inspection and leave us Realtors to try and pick up the pieces!

I am all for doing inspections - but the practices need more regulation!

Oh Cindy, You certainly have had your share of issues with inspectors. It is a shame that a few can create such eartache for the rest of us. When there is free will there will always be "THOSE" situations and there really is nothing we can do about it. I would like to think that over time the good inspectors will continue to work and help folks while the "others" just fade away. When you seek an inspectoor ask for references, experience , affiliation and track record ie: lawsuits. These questions will help an individual to make an informed choice. I might add that a uniform inspection form will take away the ability for the truly professional inspector to do the better job. I sure hope your next ones go better for you Cundy,

Blessings

Michael!

I do work with some very good home inspectors - they all believe that it is supposed to be about a buyer learning the facts about the new home they are buying. Not a tool to scare people with stories and rumors.

I am by no means bashing all home inspectors. But these types of situations are very frustrating.

So frustrating in fact I researched all weekend the code of ethics and standards of practices is very loosely worded. They discuss more about what an inspector does not have to do.

You are right Cindy. Reading the SOP and COE for any of the organizations is frustrating. Please keep in mind, there has  to be some standard and the things you were reading are "MINIMUM" standards. The more proficeint experienced inspector only uses them for toilet paper :-) Not really but you get my meaning. Search for and recommend experience.

Blessings

Cindy ~ I am so sorry that you've run into some "bad" inspectors. I, too, think that there should be more regulation - AND some type of requirements about what can/cannot be said to a client. If there is truly a problem with the house, yes, then the inspector should advise about it. But something based on pure speculation? Come on, now! That should be against the code of ethics. The inspectors who start freaking the buyers out over nonsense should be held accountable. Again, I'm so sorry that this happened to you.

Thanks Michael and Darlene!

That is what I do is only reccommend inspectors with experience.

I just would love to see some acountabilty in the industry as a whole.

Cindy

Hello Cindy, It is equally frustrating when we find out that there is someone new operating in our home areas that are not following proper protocol. It demeans our profession and sheds a bad light on inspectors in general. You can help by filing a formal complaint with the body given oversight of the inspectors in your state. If none exists then go to the better business bureau or the state's attorney general. If you care to make a difference you can..... And I for one, as a professional inspector, will applaud you and your efforts to help hold us accountable.

Blessings

Greetings from Virginia Beach and fellow KW agent!

Darlene, this topic is near and dear to my heart as well!  I can't  tell you how many times clients were tempted to purchase a house and thanked me later for STRONGLY SUGGESTING that they pay the little extra for the home inspection!  It really should be a requirment - so much peace of mind can be found for just a few hundred dollars.  Now we just have to make sure all the inspectors are properly trained/certified/regulated....hmmmmmm....an entire new topic!

Ciao!

I think that this is not a bad idea at all. the home must be appraised after all and an appraisal doen't necessarily take into account everything that makes the home of value such as a roof that is at the end of it's life and will need replacing within a year!

Cindy ~ Accountability would be great to have. We'll all send good thoughts your way that you only have good inspectors from here forward!

Asiyah ~ I just read a post that showed shortcuts on new construction: New Construction Shortcuts - Part 1. Unbelievable! If home inspections were required, it could definitely provide some peace-of-mind.

John ~ So true. Appraisals don't take any of these items into account. A home inspection would provide some insight into items that may cause problems down the road, as well as in the near future.