Having a home inspection completed on any home you intend on purchasing is
always an excellent idea.
Even newly constructed homes should be inspected for faulty construction and building code violations.
Finding a competent inspector then becomes your real challenge. Most states do not regulate home inspectors, so just about anyone can become an inspector. Also, be careful not to just rely on your agent's recommendation of an inspector to solve your inspector selection problems. The point is neither inspectors nor agents are all created equal. You need to know what to look for when hiring your home inspector(s). Specialized training is necessary for your inspector(s) if you are to have a complete inspection.
1. Qualifications: Ask open-ended questions about the inspector's training and experience. The inspector should have training in construction and building maintenance standards. Ask your inspector how many years he has been in the home inspection business. Depending on the age of the home, you may need to hire additional inspectors who are qualified to deal with mold, asbestos, lead-based paint or other potentially hazardous substances. You may also need to hire a geologist or structural engineer.
2. Scope: Know in advance which components of the property will and will not be included in the inspection. Ask your inspector if he is fully qualified to check out the roof and furnace. How about the swimming pool, or hot tub?
Many inspectors do not want the liability associated with these types of high priced components of a home in case of a mistake and simply skirt their responsibility by writing in their report something like: "...the furnace is approximately 12 years old and it is recommended that it be inspected, cleaned and certified by a qualified HVAC contractor." This can really put you in a difficult position. To start with, you paid your inspector to completely inspect and make a determination of condition for you regarding the furnace (roof, spa...). Now, probably with nearly no time remaining in your contract inspection provision, you need to hunt down additional "qualified" inspector(s) to finish the inspection.
Depending on specifics of the home, additional professionals may be needed to inspect for lead based paint, radon, asbestoses, mold, moisture behind EFIS and stucco finishes, and sewer scooping. Not every home needs all of these inspections, but be sure you understand when a home should have these areas inspected.
3. Sample Report: Ask your inspector to see a sample of his inspection
report. See if the information is presented and explained clearly and completely.
Determine if the problem(s) found were explained thoroughly enough to give a
repair contractor adequate instructions to complete the necessary repairs. POINT
TO CONSIDER: Some inspectors take digital pictures of the problem areas they
find to aid in their reporting.
4. Memberships: Although inspectors are not required to belong to a national
or state association of home inspectors, typically inspectors who are serious
about their profession do belong. Professional trade groups provide their members
with training and certification programs and up-to-date information about industry
practices and inspection standards.
5. Errors and Omissions: Even top-notch inspectors are only human and can make errors or overlook problems they probably should have noticed. Therefore, be sure the company has errors and omissions insurance. Also determine if the company or individual inspector stand behind the report. Many companies ask customers to sign a waiver limiting the company's liability to the cost of the inspection. Other firms have similar agreement as a basic part of their scope of employment agreement that does not need to be signed by the customer.
Actual Problems Found During Home Inspections to Give You an Idea of Real-Case Scenarios:
- Toxic mold found on five attic support braces of a one-year old home. It
was determined that the mold was present on the lumber before the home was built.
- Temporary support braces not removed in a crawl space area of a 10 year old
home. If the side of the foundation wall became wet from soil, structural damage
may have occurred. Skylight improperly installed on a newly constructed home.
Leaks would have occurred within a year or two.
- A single wall in a finished basement was not "floated" during construction
and caused structural damage to the home that was not readily visible.
- A seller finished the basement and installed tile over the only access to
a structural wood floor. After cutting a new access, standing water was found
throughout the dirt below the floor along with extensive mold. The buyer did
complete the purchase, but only after $80,000 worth of repairs were completed.
