Buyer Beware A Home Inspection

Over the past year and a half much of my competition in the home inspection industry has dropped out for one reason or another. And recently it appears some have returned and seem to compete solely based on price. So I thought I'd share with you some insight on the home inspection process so you have a fair warning.

Let me start by sharing my own personal story of my experience with a home inspector when my wife and I purchased our first home. Our real estate agent stated we needed a home inspection and gave us 3-brochures. They then stated there is no need to spend too much money, so they recommended the cheapest inspection. We didn't know anything about home inspections at the time, so we listened to their advice. To make a long story short, we ended up selling in 10-months to up-size and we found out we had a recalled attic furnace when the buyers of our house had a home inspection. Though it would be about 2-years before I became a home inspector, it was the spark that triggered my interest and desire in customer service and professionalism and is the cornerstone of how I built my home inspection business.

So recently I have had buyers call and state that another home inspector offered to do the home inspection cheaper! Here are the questions I asked these prospective clients, many of which the other home inspectors simply don't offer. (Remember, these are specific to my area, and may not apply to other states)

1. Does the home inspector inspect full-time?

Though this seems like a trivial question, it is quite important. Those who inspect full-time have a vested interest in providing the best home inspection and customer service, since it's their only source of income. Is also shows that they have built a solid customer base, which 9 times out of 10 is due to superior service.

2. Does the home inspector carry Error and Omissions (E&O) insurance and General Commercial Liability (GCL) insurance?

No one is perfect, plain and simple. E&O insurance covers the buyer and home inspector alike and GCL covers any damage or injuries that might result by the home inspector's actions on-site. Though I've had my $1,000,000 insurance since 2004, I have never had to use it, but my clients have that peace of mind.

3. Is the home inspector a member of the American Society of Home Inspectors (ASHI), the National Association of Home Inspectors (NAHI) or the California Real Estate Inspector Association (CREIA)?

Though it's not a guarantee, these associations at least weed-out most of the lower-quality inspectors by having minimum requirements and proctored exams that must be passed. Since there is no licensing for home inspectors in California, these associations are all the more critical since anyone can call them self a home inspector. The associations lay out minimum standards a home inspector must follow.

4. How long does the home inspector usually stay on-site?

Our home inspections usually last about 2 1/2 hours with another 30-45 minutes to put the pictures in the laptop, print out the report and review it on-site. We take the time to answer any questions you might have and then give you a copy of the report in a professional binder. Ultimately the answer to this question is your personal preference as a consumer.
5. How long has the home inspector been in business and how many home inspections have they performed?

The minimum requirement for this is whatever you desire. I have been in business since 2004, I hired an additional inspector in 2008 and have completed well over 1,000 home inspections. Remember our home inspections are the 3-hour home inspections and not the common 45-minute to 1-hour home inspections with some other competitors.

6. How long does it take to receive the home inspection report?

Once again, this is your personal preference. With Pillar To Post, everything is done on-site. The report can also be printed out for your agent and can be emailed that evening at no additional cost.

7. Does the home inspector walk on roofs and enter attics and crawlspaces as long as it's safe to do so?

Yes, there are plenty of home inspectors who do not walk on roofs or enter attics or crawlspaces, there's simply not enough time if the home inspector is only spending an hour on-site. If you browse through my other blogs, you can view the numerous items we see while inspecting these areas. Many items can only be seen by actually walking the roof or entering the attic or crawlspace. It is a must in my opinion.

8. Does the home inspector carry a moisture meter, water pressure gauge, ladders, infrared thermometer, flashlight, circuit analyzer, mirrors, screwdriver and digital camera (just to name a few)?
These are just a sample of the tools and are minimum requirements in my opinion. Like they say, you need the right tools to do the right job.

Ultimately, though a good home inspection might cost you a little more up-front, you will usually see the savings in items to possibly be requested for repair or at least being able to anticipate costs for items that need repair. If your home inspector doesn't catch the problems then you don't know they need to be fixed.

In summary, like most things in life... you get what you pay for. I'm not saying my list is the perfect list or are the only qualifications, but in my experience they are very important. Please, please, please... even if you don't use our home inspection services, at least make sure you interview your home inspector and know his or her qualifications and exactly what they are offering.


By Joseph Lang of Pillar To Post Professional Home Inspection