Don't Ever Hire That Home Inspector Again, the Listing Agent Said

Is it possible to hire a home inspector who does such a terrific and thorough job that listing agents cringe when they hear his name? I have heard grumblings from previous home buyers who had hired a bad home inspector. And, of course, the person they blame is the buyer's agent. They believe that an agent-referred home inspector will not disclose potential and / or glaring problems in the home simply to save a relationship with the buyer's agent.

Got to say it's a possibility. There are agents who don't want buyers to receive a thorough home inspection because when defects are discovered, the buyer might cancel the transaction. If the transaction cancels, the agent won't get paid. Although it's against the law for a real estate agent to do business that way, some do. Some agents recommend home inspectors who produce two- or three-page reports. They want the inspector to tell the buyer that defects are no big deal. The home inspector complies because the home inspector wants more referrals from the agent. 

I'd be sticking my head in the sand if I didn't admit these sorts of things go on in the business. It's outrageous, unethical and against the law. It's not in the buyer's best interest, and those agents and inspectors should be flogged and barred from real estate.

The fact is home inspectors in California are not licensed. Anybody can slap on a tool belt and print business cards.

While I want my home buyers to receive the very best home inspection that is possible, I also believe in allowing the buyers to choose their own home inspector. It's their future home, and they are paying for the inspection; it's their decision to make.

I have put together a list of reputable home inspectors, the guys and women I have personally worked with who have gone that extra step to provide superior information and service to buyers. I encourage my buyers to call all of them, interview them, ask about guarantees, rates and experience, and then make a selection. If they don't like any of the inspectors, I direct buyers to four other web sites where they can do further investigation.

I want every single defect disclosed to buyers. Not only because it is the ethical thing to do, but if a defect is discovered after closing, I can be of little help at that time. The time to find out about a problem is before closing so we have time to get it fixed, ask for a closing cost credit or cancel the transaction. I work hard to ensure my clients are thrilled with my performance at closing. Happy clients equal future referrals.

Most inspectors belong to an inspector trade association, which sets minimum requirements and offers continuing education programs, but membership in a trade association is no guarantee of expertise. Some are former builders. All boast glowing recommendations with years of solid experience.

My favorite is a forensic investigator (builder, consultant and home inspector) who is often called as an expert witness by prosecutors to win court cases involving home inspection lawsuits. He is thorough to the bone and leaves no stone unturned. He's also more expensive than the others, but he's worth it.

His reports are personally typed. Many inspectors use forms. This home inspector does not. Instead of submitting pages of disclaimers, his reports contain solid facts, narrative disclosures specific to the property and run 20 pages or more. He also mails via USPS color prints (not digitals) to the client. Actual color photographs. How old school.

He performed a home inspection for Sacramento buyers in South Land Park. Many of the homes in South Land Park are 40- to 50-years old, built on raised foundations. His report uncovered structural issues that I'm fairly confident another inspector may have missed. As a result, we negotiated the repair of those issues, running thousands of dollars, which the seller has agreed to pay. When I mentioned to the listing agent that this inspector was a forensic investigator, the agent replied that he had never read such an extensive home inspection report. Then he added, "Don't ever hire that home inspector again." He was joking, I hope.

The Short Sale, by Elizabeth Weintraub, coming from publisher Archer Ellison in January 2009.

Photo: Caylyn Wright, used with permission

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Elizabeth Weintraub is an author, home buying columnist for The New York Times-owned About.com, a Land Park resident, and a Land Park real estate agent who specializes in older, classic homes in Land Park, Curtis Park, Midtown and East Sacramento. Weintraub is also a Sacramento Short Sale agent who lists and successfully sells short sales throughout Sacramento. Call Elizabeth Weintraub at 916.233.6759. Put 35 years of real estate experience to work for you. DRE License # 00697006.

The Short Sale Savior, by Elizabeth Weintraub, available through bookstores everywhere and at Amazon.com.

Photo: Unless otherwise noted in this blog, the photo is copyrighted by Big Stock Photo and used with permission.