“While the inspection can be a formality, it’s a chance to have your home examined by an expert, so you go into an expensive purchase with your eyes wide open,” says Kerry Sherin, consumer advocate at Ownerly. , a home appraisal company. “You invest a few hundred dollars to potentially save thousands.” Here are some answers to common questions about what to expect from a home inspection.
Who does the inspector work for? You. Unlike real estate agents, “we have no vested interest in the property. Whether you buy or not doesn’t matter. I get fees,” says Eric Mohlenhoff, owner of Remedy Inspections in Rockaway, NJ. Although most home inspections are for buyers, pre-listing (or seller) inspections are also an option, so sellers can make any necessary repairs before listing their home. .
How much does it cost? Fees depend on where you live, the size and age of your home, and the services included. Expect to pay around $500 on average for a basic inspection, with that amount rising to around $800 if you add mold, termite, and radon testing. High-tech services, such as thermal imaging to identify water infiltration, can also cost more. Ownerly has a searchable database of inspection costs for approximately 950 cities.
Should I be influenced by the price? You should not look for the cheapest home inspector. Anyone who charges next to nothing is probably doing so for a reason: Either they’re inexperienced or they’re having trouble doing business, Sherin says. Instead of shopping around for the lowest price, compare the qualifications and services offered by multiple inspectors to see where you can get the most bang for your buck.
How do I find an inspector? Ask your friends or family if they have used one in the same area. Associations such as the International Association of Certified Home Inspectors (InterNACHI) or the American Society of Home Inspectors (ASHI) also have online databases. You can always ask your real estate agent for a recommendation, but keep in mind that their job is to close a sale, Sherin says. “In the worst-case scenario, a home inspector who is friends with your agent could give a home the green light to go through with the deal, despite the issues. Bringing your own licensed home inspector to the table can help ensure objectivity.
What questions should I ask before hiring? How long have you been in the industry? How many homes have you inspected? Are you licensed? Are you certified? Some states, such as Pennsylvania, do not require a state license; instead, inspectors must be members of a non-profit home inspectors association. Certification standards for InterNACHI or ASHI are high. An InterNACHI Master Inspector, for example, must complete 1,000 paid inspections and/or hours of training and education combined. Other states, such as Florida, require a training course and an exam. Home inspectors in Florida must complete 120 hours of training and pass an exam with a score of at least 80% to be certified, says Benjamin Martin, president of Florida Certified Home Inspections in Seminole, Florida.
How can I tell they are a good fit? How an inspector treats you before hiring them is a good indicator of how they will treat you after you hire them. Do they return calls and answer questions in a timely manner? Make sure the inspector gives you a list of what they’re going to inspect, says Martin. A good buyer will call you beforehand to go over any issues you may have noticed during your buyer’s visit. “It may be nothing, or it may be serious,” he said.
What technology do they use? Gone are the days of paper and pen. Many inspectors use a drone to examine roofs, thermal imaging to “see” into walls, and molding machines, says Martin, who takes about 400 to 600 images per inspection. Professionals typically enter everything into a tablet—checklists, photos of defects, notes, and sometimes even the serial number, make, and model of HVAC appliances and equipment—to generate a report.
What is inspected? An inspector typically examines structural elements (foundation, framing, drainage systems), roofing, exterior surfaces, grounds (driveway, fences, sidewalks), attic, interior plumbing, electrical system, appliances, heating and air conditioning systems, basement, garage, insulation and ventilation, and security systems (fire and carbon monoxide detectors). “I’ll even note if a dip in the front lawn is a tripping hazard,” says Martin, who averages nine inspections a week.
Are there any limits? They can only inspect what they can see and what is accessible. “I don’t move furniture or touch personal property. If a house is cluttered with stuff, there will be a note in my report that I was unable to inspect “due to personal debris,” Martin says. They generally do not inspect swimming pools (which require different certification), sheds or outbuildings. And while the inspection may note structural damage caused by pests, such as termites, it will not detect active infestations of insects, rodents, or other pests.
Is there an end product? A home inspection can take two to four hours, depending on the size and age of your property. Once completed, you will receive a full report. Mohlenhoffs are typically 60–80 pages, with images and related text. Ask your inspector how long the report will take; it can take up to two or three days, although some arrive within 12 hours.
If they make a mistake, do I have any recourse? Inspectors are only responsible for issues that they may see at the time of inspection. So if your roof gets a thumbs up and starts leaking two weeks after you move in, as long as there hasn’t been a damaging hail or windstorm in the meantime, you could have a case. But if you rip up an old rug and find rotting soil, it probably isn’t. And you will need to provide strong evidence to back up your claim. Martin says inspectors should carry general liability insurance of at least $1 million in case they are found guilty.
Is it worth it? “The fees for a certified inspector can cost less than repairs, which can be negotiated between buyer and seller after a home inspection report,” says Sherin. “If the seller ends up paying for the repairs, hiring a certified inspector won’t cost you anything; it makes you money.
Denver-based writer Laura Daily specializes in consumer advocacy and travel strategy. Find it on dailywriter.net.
