How to Hire a Home Inspector
How to hire a home inspector
- Do your homework:Many homebuyers hire a home inspector by their real estate agent, but some agents tend to recommend inspectors who make it easier for them to sell houses (shorter, less detailed reports). You can hire your own, but be sure to check them out. Ask to see proof of state certification or proof of membership in the National Associations of Certified Home Inspectors (NACHI), National Association of Home Inspectors (NAHI) or the American Society of Home Inspectors (ASHI).
- Experience:Both NAHI and ASHI require a minimum of 250 inspections, however most experienced professionals will say it’s better to find someone who’s performed at least 500 inspections and has at least three-to-five years of full-time experience.
- Licensing:Ask to see proof of licensing if your state requires home inspectors to be licensed.
- Costs: Good home inspections generally cost at least $400, and typically take three to four hours. Beware of the home inspector who breezes through the inspection in only a couple of hours. The costs will vary depending on such factors as the age and size of a home. Ask to see a “sample” report and references before you commit.
- Get involved: While it’s not required that you attend the inspection, you should attend the “walkthrough” at the conclusion of the inspection to discuss expectations and findings.
- Ask for Infrared:Infrared should be part of every home inspection. Infrared can find: missing insulation in walls and ceiling, electrical hot spots, hidden plumbing leaks, moisture in the attic, correct temperature of the furnace, a c air and water heater(s) output. It has been said that “Having a home inspected without infrared is like going to a dentist without x-rays”.
- Know what to look for. This includes structural problems; roof damage; fire hazards, such as improperly vented chimney flues; electrical safety issues, including old wiring; and problems with plumbing and major appliances, like the HVAC system and hot water heater. Inspectors should physically crawl the attic (if a walkway is present) and crawl space, if possible, rather than just taking a quick look around from the opening or doorway.
- Read the report:Many inspectors provide the report within 24 hours of the inspection. The report should be thorough and easy to understand and should include narrative accounts of the inspector’s findings that are specific to your house, along with pictures and diagrams. Many inspectors will also include photographs with their reports. Keep in mind that few houses are perfect, so you should expect some issues to be found. Don't hesitate to question your inspector about the report.
- Home inspections aren’t just necessary for old homes: Newer homes can have just as many problems as an older home. And, if you are building a home, inspections at key points during construction should be a part of the process.
- Useful info: A home inspection report reveals problems that need to be fixed. You might use this information to renegotiate the price that you originally offered or you may be prepared to adjust your selling price.