Invariably, I get several calls a week from potential clients asking, "What do you charge for a home inspection?" What seems like a logical question to ask, when you look into the logistics of what goes into a property inspection, the question may not so be so logical after all.
As a home buyer, you are looking at a mortgage payment of several hundred if not thousands of dollars a month. You are going to be paying on this property for a long, long time. What is the knowledge of a good home inspector worth?
As independent businessmen who have families to support; life, health, and other insurances to pay; vehicle maintenance; fuel costs; etc.; they have to charge a fee that will support their families and run their businesses. What does it take to support your family?
The industry average for doing a good inspection is about 3 hours for properties less than 3,000 square feet. Above that, the estimated time is about 1 hour/1,000 square foot. Add another 1-2 hours to generate a good quality computer generated report along with color photos. Don't forget to add in an average drive time of about 1 hour - portal to portal. Add in the time to email, the documents, phone consultations with you and your agent. So for an "average" size house, you are looking at approximately 6 hours of the inspector's time just for this one job. What is your time worth?
Knowledge in the home inspection industry is a must. Most states now require home inspectors to maintain a minimum of 20 continuing education hours every year. This is more than most states require for real estate agents. Education costs money. How much did your education cost you?
Longevity. A good home inspector has been around for awhile. The industry average for most home inspectors is less than 2 years. Most inspectors fail because they either charged too little for their time, or did a poor job. How long has your home inspector been business.
Experience is a must in this business. Most groups such as ASHI or NAHI require a minimum of 250 inspections to be a full blown member and it takes a minimum of 1500 inspections to be considered a master inspector. How many inspections has your inspector conducted?
Liability is has to be the home inspectors largest dilemma. We are expected to catch everything, and if we don't, we are expected to pay to have it fixed. Will your home inspector stand behind his work? The good one's will.
<It takes a combination of time and experience to properly inspect a house in a reasonable amount of time. Do you think that you could find the same things that a good knowledgeable inspector finds in only 3 hours?
I have yet to see a Mercedes salesman apologize for the price they charge for one of their vehicles. When you buy a Mercedes, you are purchasing the engineering, experience, longevity, and everything else that goes into what has made this one of the top-of-the-line vehicles on the market. The same holds true when you hire a home inspector. You are hiring this persons, knowledge, time, experience, years in the industry and willingness to take on the liability so that you can make an informed decision on your new home.
So, are you trying to buy a Mercedes for the price of a Hyundai. It ain't gonna happen! As in everything in this life, you will get what you pay for.
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© 2008 michael thornton - complete home inspections, inc. brentwood, tn
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Sometimes it seems that the more expensive the home, the less the client wants to pay for the inspection!