You’ve done your research to find the perfect house, diligently picking the right school district and a neighborhood that’s relatively close to work, etc. You’ve finally found the perfect home, and your offer has been accepted…now what? The next step in your due diligence process is hiring a home inspector to inspect the home.
A typical whole home inspection costs between $300-$450, plus any “add-ons” such as radon, sewer, mold, structural, and termite. With all of the other expenses involved in buying a house, you may be temped to save money by skipping a home inspection. Maybe you have friend or family member who is in construction, or consider yourself pretty knowledgeable about houses. Regardless of your situation, I ALWAYS recommend getting a home inspection. Consider a home inspection somewhat of an insurance policy against buying a house without having all of the facts. Before hiring an inspector, here 9 crucial questions to ask before hiring a home inspector:
1. Are you a member of a professional home inspection association?
Believe it or not, home inspectors do not currently have to be licensed by the state (in KS or MO). That’s why, when hiring a home inspector, it’s a good idea to hire one who is a member of a major professional home inspector association such as: National Association of Home Inspectors (NAHI), or American Society of Home Inspectors (ASHI). In order to be in good standing with one of these associations, inspectors must adhere to a particular set of ethics and standards.
2. Are you bonded & insured?
Be sure when hiring a home inspector that they are fully bonded & insured. Chances are you’ll never have to pursue a claim against an inspector. If you do, you better hope they’re insured. There is a very low barrier to entry for this industry, so it’s not difficult for non-qualified people to offer home inspection services. Having proper insurance is one thing any reputable inspector should have in place.
3. How much experience do you have?
More experience doesn’t always mean better inspector. I’ve seen inspectors who’ve been around a long time who aren’t good at what they do. I’ve also seen very new inspectors who are very knowledgeable, detailed, and who do excellent work. Sometimes less-established inspectors can be more up to date with training, etc. However, if an inspector is new to the business, it’s best if their prior career was based heavily in construction or home repair. For example, a good general contractor would be much better suited as an inspector than someone who hung drywall one summer. Depending on the age and style of your home, it might make sense to hire and inspector that specializes in a particular type of home.
4. What’s included in the inspection?
The inspection should include finding code violations, safety hazards, and big ticket repair items. All structural (foundation, walls, etc), plumbing, electrical, mechanical (HVAC, water heater, etc), appliances, should be inspected. Roofs, attics and crawl spaces should be inspected if they are safely accessible. This means your inspector should be packing a ladder and a flashlight. Also, it’s not uncommon for you to have questions after the receiving the inspection report. A good inspector is also eager to explain any areas of the report you have questions about. Feel free to call the inspector to clarify things that don’t make sense. Hiring a home inspector that’s willing to answer these follow-up questions is a good idea.
5. What is NOT included in the inspection?
It’s important to note that any area not visible or safely accessible will not likely be inspected. In addition, some items are not typically included in a regular home inspection, may cost extra, or require a separate inspection by a specialist. Items like septic systems, wells, radon, hidden mold, and termites may or may not be included with your regular home inspection. When in doubt, be sure to ask the when hiring a home inspector.
6. What type of inspection report is included, and how long will it take to get a copy of my report?
Most home inspectors can provide you with a sample report to help you decide which inspector is right for you. A completed report should be available to you via email within 24hours upon completion of the inspection.
By the way, if you’ve never seen a copy of a very detailed inspection report, you may be overwhelmed at first. These reports often include a lot of generic language and disclaimers. Be sure to read the entire report, but don’t be intimidated after reading through 30+ pages of information. And keep in mind the inspector’s job is to “report” their findings. Therefore, a lot of the items they note can be very minor. All major items should be summarized or highlighted so the report can be easily interpreted. Be sure to ask follow up questions when you’re unsure.
7. Should I attend the inspection?
All of the best inspectors I’ve ever worked with actually encourage their clients to be present for the home inspection (or at least summarized walk-though at the end). Having you there is great for both you and the inspector, because questions or concerns can be discussed at the time of the inspection. This saves time and provides peace of mind for the you. Plus, an inspector that’s been around a while can be a wealth of general information about the area or home you may find highly interesting. If an inspector discourages your presence during the inspection, I’d recommend finding someone else.
8. How long will the inspection take?
An inspection normally spends 2-4 hours depending on the property. This amount of time can vary depending on the size or type of property. Anything less than that and I’d suspect the inspector is isn’t providing great service and will likely miss important items.
9. How do you keep up to date with current industry information?
A professional in any industry needs to stay up to date with current knowledge in their field. Most information inspectors need know doesn’t change over time, but the few things that do change are often very important. For example: consider a new type of building material which has only been used in homes for the last 5-7 years begins developing issues over time. An inspector who’s unaware of these issues may not see the need to point out the use of said materials. Also, things like radon, mold, and even lead paint weren’t considered a big deal until they started affecting people over a long period of time. As building codes and construction methods change, inspectors need to stay current in order to properly serve their customers.
In closing: No inspection will catch everything, but not having an inspection can be a very dangerous and/or expensive mistake. A good inspector is well worth their fee, so don’t think for a second it’s a waste of money. Even if you and your “expert” friend of family member want to inspect the home yourselves, consider that a supplement to what a good inspector will do for you.
Questions? Feel free to reach me below.
Justin Rollheiser – REALTOR®
Keller Williams Realty | Diamond Partners, Inc.
13671 S Mur-Len St | Olathe, KS 66062
Mobile 913-548-5972
Office 913-322-5878
www.JustinRollheiser.com
Comments or Questions?