Is it possible to hire a home inspector who does such a terrific and thorough job that listing agents cringe when they hear his name? I have heard grumblings from previous home buyers who had hired a bad home inspector. And, of course, the person they blame is the buyer's agent. They believe that an agent-referred home inspector will not disclose potential and / or glaring problems in the home simply to save a relationship with the buyer's agent.
Got to say it's a possibility. There are agents who don't want buyers to receive a thorough home inspection because when defects are discovered, the buyer might cancel the transaction. If the transaction cancels, the agent won't get paid. Although it's against the law for a real estate agent to do business that way, some do. Some agents recommend home inspectors who produce two- or three-page reports. They want the inspector to tell the buyer that defects are no big deal. The home inspector complies because the home inspector wants more referrals from the agent.
I'd be sticking my head in the sand if I didn't admit these sorts of things go on in the business. It's outrageous, unethical and against the law. It's not in the buyer's best interest, and those agents and inspectors should be flogged and barred from real estate.
The fact is home inspectors in California are not licensed. Anybody can slap on a tool belt and print business cards.
While I want my home buyers to receive the very best home inspection that is possible, I also believe in allowing the buyers to choose their own home inspector. It's their future home, and they are paying for the inspection; it's their decision to make.
I have put together a list of reputable home inspectors, the guys and women I have personally worked with who have gone that extra step to provide superior information and service to buyers. I encourage my buyers to call all of them, interview them, ask about guarantees, rates and experience, and then make a selection. If they don't like any of the inspectors, I direct buyers to four other web sites where they can do further investigation.
I want every single defect disclosed to buyers. Not only because it is the ethical thing to do, but if a defect is discovered after closing, I can be of little help at that time. The time to find out about a problem is before closing so we have time to get it fixed, ask for a closing cost credit or cancel the transaction. I work hard to ensure my clients are thrilled with my performance at closing. Happy clients equal future referrals.
Most inspectors belong to an inspector trade association, which sets minimum requirements and offers continuing education programs, but membership in a trade association is no guarantee of expertise. Some are former builders. All boast glowing recommendations with years of solid experience.
My favorite is a forensic investigator (builder, consultant and home inspector) who is often called as an expert witness by prosecutors to win court cases involving home inspection lawsuits. He is thorough to the bone and leaves no stone unturned. He's also more expensive than the others, but he's worth it.
His reports are personally typed. Many inspectors use forms. This home inspector does not. Instead of submitting pages of disclaimers, his reports contain solid facts, narrative disclosures specific to the property and run 20 pages or more. He also mails via USPS color prints (not digitals) to the client. Actual color photographs. How old school.
He performed a home inspection for Sacramento buyers in South Land Park. Many of the homes in South Land Park are 40- to 50-years old, built on raised foundations. His report uncovered structural issues that I'm fairly confident another inspector may have missed. As a result, we negotiated the repair of those issues, running thousands of dollars, which the seller has agreed to pay. When I mentioned to the listing agent that this inspector was a forensic investigator, the agent replied that he had never read such an extensive home inspection report. Then he added, "Don't ever hire that home inspector again." He was joking, I hope.
The Short Sale, by Elizabeth Weintraub, coming from publisher Archer Ellison in January 2009.
Photo: Caylyn Wright, used with permission
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Certified HAFA Specialist
My Sacramento Real Estate Listings
Elizabeth Weintraub is an author, home buying columnist for The New York Times-owned About.com, a Land Park resident, and a Land Park real estate agent who specializes in older, classic homes in Land Park, Curtis Park, Midtown and East Sacramento. Weintraub is also a Sacramento Short Sale agent who lists and successfully sells short sales throughout the four-county Sacramento area. Call Elizabeth Weintraub at 916.233.6759. Put 35 years of real estate experience to work for you. Broker-Associate at Lyon Real Estate. DRE License # 00697006.
The Short Sale Savior, by Elizabeth Weintraub, available at Amazon.com.
Lyon Real Estate is not associated with the government, and our service is not approved by the government or your lender. Even if you accept this offer and use our service, your lender may not agree to change your loan.
Photo: Unless otherwise noted in this blog, the photo is copyrighted by Big Stock Photo and used with permission.
The views expressed herein are Weintraub's personal views and do not reflect the views of Lyon Real Estate.
Disclaimer: If this post contains a listing, information is deemed reliable as of the date it was written. After that date, the listing may be sold, listed by another brokerage, canceled, pending or taken temporarily off the market, and the price could change without notice. It could blow up, explode or vanish. To find out the present status of any listing, please go to elizabethweintraub.com.
I suppose it is just me, but it seems the reason you hire a home inspector is to get the information about the home that will impact you as a buyer.....but then I suppose I look at it from the consumer point of view. LOL
I like the idea of a forensic inspector. Wow, what a great deal.
Elizabeth: I can't believe that California doesn't require home inspectors to have a license! I thought California was where the rest of us got our great real estate trends. In this instance, California is lagging behind.
Elizabeth
I would rather make sure everything is on the table, and not come back at a later time.
Sincerely
Tom Braatz
A good inspector is worth his weight in gold...and then some. As a listing agent, the only time I get miffed is when an inspector starts to spout off about things he really doesn't know about, scares off the buyer and then when the sellers follow up with contractors, they find out the inspector had no clue and was completely wrong! This will get me seeing red every time. Here in Washington too, anyone can call themselves a home inspector. It's ridiculous!
Elizabeth - I remember years ago, when Home Inspectors began to enter the real estate realm, I looked upon them with a little skepticizm. But looking back, I think they are priceless to our industry. Especially in these times when half our sales are bank owned properties. Without a Home Inspection, how secure would a Buyer feel accepting the home they were buying in "as is" condition, without any disclosures??? And how secure would we feel selling homes without one a Home Inspection???
Definitely we shouldn't recommend one home inspector. We need to give a list and let the buyer choose or we could be accused of collusion. I'm amazed at how many buyers give the agent the authority to order the inspector. One of my pet peeves is when they pick on wiring and plumbing in a 50 year old house saying it is not to code. But it was to code when it was built and they should say that also.
Hi Fred: Yeah, a forensic investigator doesn't miss a thing. I tell home buyers that an inspector will always find things wrong with an older home. Homes don't come with a guarantee. If a buyer wants a brand new home that the builder will stand behind, then they need to find a builder still in business, hahahahha. Little sick humor there.
Hi Chris Ann: You'd think CA would require that inspectors be licensed, but no. The woman filing your fingernails has to be licensed, but the person telling you if your house is likely to kill you doesn't.
Hi Tom: Total disclosure is the best way to go. I had buyers call me yesterday about a Victorian home they bought a month ago. One of the pipes in the basement broke, and they thought the seller should ante up the repair bill. I pulled out their home inspection and copied the part that said the pipes were older galvanized and would require replacement soon. The best thing they could do is replace all the older pipes in that house, and I had told them at closing. After we discussed it, the buyers decided to take my advice and get new copper pipes.
Hi Colleen: The link in that article takes you to an article I wrote on About.com about that very thing. I see a ton of bad home inspection reports when I represent sellers. Enough to make my blood boil they are so stupid.
Hi Myrl: Back "in the day," I sold a lot of homes without a home inspection. In fact, some of the homes I never saw in person. Times have certainly changed.
Hi Barbara: I get that all the time, too, how things aren't up to code, and that frightens buyers. It's important to point out that they were up to code when the home was built. I prefer home inspectors who will explain what is wrong and how to fix it. Almost anything can be fixed.
I'm surprised California doesn't require inspectors to be licensed as well... The bad inspector phenomenon lives here as well. We have a couple that just seem to 'kick the tires' and if it remains standing, then we're good to go. PASSED is stamped on the report and that'll be $550, please. :)
In Georgia there is no licensing requirement either. In fact builders were only required to have licenses beginning this year. I also provide my buyers with a list to choose from, all of which I have found to be great at their jobs.
I have a few inspectors that I think do a good investigation of the property. Samples of prior inspections so the buyer might be prepared good inspectors make the buyers happy long after the sale is closed.
Hi Jesse: I'm sure there's a political reason why home inspectors aren't licensed in CA.
Hi Tammy: One can only hope that CA will do one better than Georgia in the future. :)
Hi Terry: A home inspection is so crucial to a transaction. I did a home inspection with a person I've never worked with before on Saturday, and let's just say I won't be referring him. I question expertise, and in my opinion, that inspector wasn't very qualified. Plus, he kept saying he had to leave to be on time for his daughter's birthday party. I don't buy into that. If he couldn't afford the time to be present, he shouldn't have booked the appointment. I'm not letting him off the hook because he has a family. Give me a freakin' break. We all have families. He expected us to say, "Oh, go, family is more important." No, it's not when you are working and a buyer is paying for your time.
Hi Elizabeth - I suspect there are a number of states where inspectors aren't licensed - I know they aren't here in New Hampshire or Maine.
I always give my buyers my short list of inspectors that I've had experience with who conduct themselves the way you wrote about. If I wouldn't use them for an inspection on a property I would buy, I certainly won't recommend them to any buyer I work with either.
There are some here in my area that all of us, buyer and seller agents, cringe about when we hear their names, and there are many that are reputable, honest, and do a terrific job inspecting the house and with their reports. Those inspectors will continue to be recommended.
Ann
Inspectors save us liability I did have an inspector once that we never would recommend again
Owner & girlfriend team, very unprofessional they laughed & made fun of all they saw in a 75 year old home
We recommend a local home inspector whom I lovingly call "The Deal Killer". I don't think he likes that term because people have used it in a negative way, but I think it's very positive and our buyers like to have a "deal killer" on their side. We've only actually had one home that our buyers were not able to purchase because of his home inspection, but this home had an addition and deck built that were done by the homeowner and were not to code. Because of the amount of money to remediate the problem, the seller was not willing to fix the problems so the buyers moved on and found a much better home in a better neighborhood so it worked out really well for them. It's important to me for my buyers to have the best home inspection for their own sake and also there is a lot of liability involved. Home inspectors do need to be licensed now in Maryland, which only happened recently, but I also think just because a person has a license, it doesn't automatically mean they are good!
I am a code certified inspector in Georgia. I agree with many of the other observations posted above. There are many inspectors who compromise their integrity in order to keep business flowing from agents sho want only an inspection, but not the whole truth. That being said, the way an inspector delivers the list of deficiencies can be where the deal gets blown. In my experience, there are very few homes that are not worth repairing. Everything we find can be repaired. It is the agents and owners who work out the details of how or if the repairs are done. Most of the defects found are relatively minor, and can be repaired by the owner (damaged window latch, missing or blown light bulbs, etc.). Some should be repaired by a licensed master technician, such as an electrician, plumber, etc. A lengthy list of defects does not always indicate a "bad inspector" and a short list does not indicate a "good inspector".
A new home is not a guarantee that it is "up to code". The longest inspection I can remember was a new home I inspected in 2007. This property had four or five pages of electrical code violations, as well as many others such as improperly built steps, stair guardrails that were too short, etc. I must confess that it was a large home, which compounded the opportunity for the contractors to omit code requirements.
An inspector should not state that an item is not "up to code" unless they can determine what code was in effect when the work was done and know what that particular code requirement was at that time. However, in the area of safety, I often state that I recommend items such as smoke alarms, ground fault protection, handrails, etc as a "safety improvement". These are items that are in current codes, but can easily be retrofitted into older homes. Safety or energy improvements are items that a buyer should not expect the seller to pay for, but that the buyer should consider as they will make the home safer for their family.
Even though a good inspector will spend a considerable amount of time inspecting a home, every inspector misses issues (even consultants and forensic inspectors). A strategic positioning of personal belongings, furniture, etc. can cover up a crack in a foundation or other structural issue.
I admire realtors who want to work with a good, code certified inspector. We help them to solidify their referral base because their clients know the realtor is looking out for them, not just wanting the sale to go through painlessly. These realtors provide great referrals that almost always result in an inspection, with subsequent referrals from the new homeowner.
Gary L. Lewis
ProSpect Home Inspections, www.prospecthi.com
Elizabeth,
Great post! I was very interest in your post for two reason, one being a REALTOR and the other being married to a licensed home inspector. I can't tell you how many times, I had another REALTOR tell me my husband killed their deal. I always smile and say no the house killed the deal not my husband. I am thankful every time a home inspector finds what is wrong with the property no matter which side I represent. I printed your post off for my husband to read. It is rare that the home inspector gets praised. Thanks so much.
I can't understand why agents and or sellers blame the problems that the inspector finds as the fault of the home inspector. It's just plain and simple...it's the home owner's fault for not maintaining the home or making those half...ashearted repairs.
I can't argue with much you said in your post, Elizabeth.
I know there are some (some?!?!) Realtors here in my neck of the woods who won't refer me anymore because I'm too nitpicky for their Clients, for the most part. There are four times when they do call me:
One bad part of your post is your advice to ask home inspectors about guarantees. You could help the relationship between Realtors and home inspectors by taking that one out of your advice. The home inspection is just a snapshot of the condition of the property at a specific point in time. There's no way a home inspector can offer a guarantee after spending just a few hours on the property and conducting what is basically a visual inspection using normal homeowner functions.
Additionally, know that guarantees by a service professional in many states is a type of insurance, and insurance is regulated in all 50 states, D.C., Puerto Rico, and the U.S. Virgin Islands. Offering insurance without the appropriate license can be subject to severe civil or criminal penalties.
There are some 90- and 120-day programs offered by American Home Warranty and a couple of other companies, but they are not approved in all 50 states, so be careful if your home inspector offers those types of programs.
An additional point that many Realtors forget is that even if a Client cancels the purchase offer, guess what? THEY STILL NEED A HOME, just not that one. Helloooooooooooo! Don't walk away from them.
I did have one Realtor last February who actually emailed me with his nice request: "Russel, please try not to kill this deal. I used you a few years ago, but you were too good. Take that as a compliment. My Client is an attorney, and I need this to work."
Well, I didn't take it as a compliment and told him so. I had already talked with the Client, and he had signed my service agreement and paid me. Otherwise, I would have declined to continue.
All worked out well, but I suspect that I won't hear from him again, and that won't bother me, because if I do, I'll decline to work with him. The beauty of being self-employed with ethics.
Nice post Elizabeth!
Remember that which inspector(s) you recommend depends a lot on who your client is. In many markets the companies are still representing sellers and in that role you primarily want to protect the seller from liability.
A buyer's agent or designated buyer's agent role is different.
In our market in Michigan one of the largest brokerages just discovered that they should recommend decent inspectors. After doing buyer agency for seven years and designated agency for eight, you would think they would have done that long ago!!
And yes, it was because they got sued when a child was injured because of a negligent inspector.
There are many agents from this company on AR, I wonder if any of them are willing to provide details.
Hi Elizabeth
As a home inspector for the past 5 years here in New England I've had many realtors share their horror stories about bad inspectors with me. On the other hand, in the 1000 or so inspections I've performed I've gotten my share of Realtors who would have been thrilled if I was blind as a bat to a home's defects. That's a good way to get into trouble fast! I know that there are inspectors out there that fly through an inspection in an hour, never opening an electrical panel, entering a crawl space, or attic, or give the grounds and fencing a second look. They give the rest of us a bad name. An average sized 2500 sq ft home should take about 2 hours to inspect, and on the extreme end I've inspected mansions that took a full day. Part of what I do is for the benefit of the Realtors, such as making sure windows are double hung with moving upper sashes, as opposed to single hung windows with fixed upper sashes. This gives the Realtor an opportunity to change listing details and avoid paying for replacing the windows due to a misleading term. There have been many times when I brought to the attention of a Realtor that a boiler was gas fired when the listing said oil heat for example. Just because an old oil tank is still in the basement, doesn't mean that it's still hooked up today. The Realtor needs to verify what the fuel source is, or their listing details are wrong. I give them an opportunity to change the details before any contracts are signed and they are on the hook. So, a smart inspector is looking out for not just the buyer, but the Realtors that we will be working with over and over again through our careers. We are obligated to report the facts honestly, but there is no reason to alarm a buyer with theatrics over the worse case scenarios with every flaw. I make a point of differentiating between minor items that are simple repairs that can be done after a run to Home Depot, and major issues that require hiring a contractor to execute the work. I watched your video and caught a couple of errors in what you said. Most states (38 of 50) currently do require home inspectors to be licensed. That number is likely to rise. And few states license termite, and mold inspsectors. So, that is the opposite of what you stated in your video. However, licensing of pesticide applicators is common due to the toxicity of the materials they apply. The person inspecting the problem is not necessarily the person applying the pesticides. Here in New England, I perform inspection in 3 states, and while New Hampshire and Maine do not require licensed inspectors, when a Realtor sees a business card from an inspector stating that he works in Massachusetts, they know he has to pass a set of tough requirements to be licensed to work there. So, Realtors prefer to work with Massachusetts inspectors even if they live out of the state they are working in. Anyone can call themselves a home inspector in NH, and ME, with no qualifications.
A professional calm tone keeps anxious buyers from getting emotional duing an inspection, and let's a Realtor know I'm not there to kill a deal, I just report the facts without overstating any problems. I get repeat requests from the clients of many agents not because I'm an "easy" inspector, but because I am thorough without any needless exageration of problems. I think the profession would be well served to reign in the "drama queens" who make the buyers think the sky is falling, and eliminate the inspectors that skip important details as well. The next time you work with an inspector that doesn't take the cover off an electrical panel to look inside, ask him how he knows if the wiring was done correctly? There is no way he can, and he needs to find a new line of work, or start doing his job correctly.
I have had a transaction torpedoed by a "deal killer" home inspector. I want every defect to be found - but some inspectors write up minor things in such a way as to make them seem prohibitively expensive.
Buyer beware! That said, there are plenty of great property inspectors here in Washington state, I too have a list, as I really appreciate inspectors with experience and know-how, like a recent transaction where the inspector had been a licensed contractor for years, and really could identify the good, bad, and the ugly, he had a great process too. I love a good system!
Hello Ann: By giving buyers your short list, you're making it much easier for them to choose a qualified inspector. And making it easy for our clients is one of the perks agents offer, no?
Hi Karen Ann: While a sense of humor is important on the job, I only imagine somebody saying, "Oh, look, termite mounds, isn't that hilarious, hahahahahha." Not.
Hi David & Lisa: I love those deal killer inspectors, too. But not the ones who have no idea how to explain a deficiency. It's not what they say, it's how they say it. Buyers don't want to be frightened to death -- they just need the facts and to understand those facts.
Hi Gary: Yes, even new homes can have problems. I always recommend home inspections to my new home buyers.
Hi Stacy: Do you mean like when the house fell on Margaret O'Brien?
Hi Ken: Some homes are maintained well and looked after while others deteriorate into the dust. I sold a home this month that had been on the market for 18 months, with much deferred maintenance. I don't think anybody had so much as vacuumed the floor in 40 years. Good thing the buyers were determined.
Hi Russell: You may have misinterpreted what I said. No home inspector can guarantee a home. But one can stand behind a home inspection for the day it was inspected. Few months ago buyers made an offer on a home, had a home inspection and then decided to hire an HVAC specialist to look at the furnace. Turned out the heat exchanger was cracked. They were upset that the home inspector didn't find this defect. However, the home inspector recommended further investigation, so the inspector did note it. The seller paid for a new furnace.
Hi Jon: It doesn't make any difference who my client is or whether the client is a buyer or a seller. Each deserves a superior inspection.
Hi Jim: The inspector my buyers hired yesterday (someone who was not on my recommended list), wasn't so hot. They tipped him, too. I've never seen a buyer tip a home inspector before. He didn't check the smoke alarms because he said sometimes they don't shut off (I believe you remove the battery in that instance), he didn't open all the windows or check every receptacle - just a sampling.
We do have licensed mold inspectors and termite inspectors in CA. Are these people not licensed in Massachusetts?
I do not believe it is a fatal result when a home inspection fails and the buyer walks away. I use this as an opportunity to further endear myself to the Buyer. If they are now hesitant to begin searching anew, I offer to reimburse them for a subsequent inpsection upon successful completion of a future purchase, then they dont feel ripped off and will rave about you to their firends and family.
Hello Elizabeth,
I enjoyed your article and I would echo most of the other inspectors comments. Another thing to look for is a "referring agent clause" in the inspectors E&O insurance. This is an additional legal firewall for the agent.
Yes, most state do require some form of licensing for home inspection, but many have insufficient requirements. This can also make it harder to separate the good from the mediocre or worse. Many states have poorly written home inspection laws.
I was told more than once that I will never be as busy as the cheap and quick guys. Unfortunately there are a lot of them around here and after 5 years they are still busier than me. But, I have enough people that rave about me that I still have work. My commercial building inspections also help round out my business.
This is for Colleen from Maple Valley. It is not totally true that home inspectors in Washington are unlicensed. To be fully complient with Washington law, a home inspector needs to be a licensed structural pest inspector (tested and licensed by the WSDA). In 2008, the state legislature passed, and the governor signed, a law requiring licensing for home inspectors. This law is currently in implementation proceedings and goes into effect next year.
Elizabeth~ Great rule of thumb. I've even had buyers ask for the inspector that will overlook problems, regardless of the actual condition of the building. Regardless, I always use my trusted and thorough inspector. Better to have a problem now, than to let it fester into a nightmare!
Elizabeth - I like it when the inspectors are thorough. That's what they are getting paid for... :)
One simple comment: If you are lucky enough to have found a home inspector you can trust enough to provide you buyers with all of the information your buyers need to make an informed decision...keep him/her and use them often!!!!
It's a double-edged sword, isn't it? I want the best licensed home inspector for my buyers but some have been so good that I have had several buyers walk away from homes due to inspection reports. Some of the issues, in my opinion, were not that serious and could have been dealt with fairly easily but some home inspectors make it seem like the houses are uninhabitable. Our office has a list of licensed home inspectors that are in "good standing" with our office and we give a copy to every buyer so they can choose for themselves.
I like thorough inspections I just do not long inspections where the inspector tries to talk to much to the buyer explaining how things work.
Hey, Elizabeth.
Finding a cracked heat exchanger would be very difficult for a home inspector to do under the auspices of a standard, visual home inspection. It usually requires dismantling the furnace, something that, in California, falls under the jurisdiction of a licensed heating and cooling professional.
As you already noted, there is no licensing for home inspectors in California, so many times our business advisors -- attorneys and insurance companies -- advise us on what we can and cannot do. For example, if I were to take a furnace apart without being licensed in that profession, and cause damage, I would have no general liability insurance to pay for the damage I caused. Additionally, if something more serious were to happen, such as death or disability, I would have no life insurance or AD&D insurance because I was doing something that is reserved by law to licensed professionals in another industry.
It's necessary in an unlicensed, litigious industry to listen to one's business advisors and follow their advice. As much as I'd like to do more, and I'm certainly qualified to do more based on my 43 years of experience in real estate as a home inspector, Realtor, roofing contractor, landscaper, property renovator/flipper, etc., I have to play by the rules that the State of California makes me play under.
Also note that practicing in a licensed profession without a license can be subject to severe civil and criminal penalties.
It sounds to me that regardint the home inspector and the cracked heat exchanger, he did exactly what his insurance companies and attorneys advised him to do: recommend further investigation. Where that home inspector might have failed was in properly explaining what he recommended further investigation concerning the possibility of finding a cracked heat exchanger because you sound unhappy with him.
I stand behind my inspections, but I also refuse to let people take advantage of me simply because they refused to follow my advice and now want someone to pay for their own irresponsibility. I am, after all, not responsible for advice not taken.
A key part of the puzzle. Does anyone here use different ones, some for buying and some for selling. I can't imagaine people making a purchase of this magnitude without getting an inspection.
Hi Kelsey: I've rarely had buyers cancel because of a home inspection, but I explain to them upfront what a home inspection is and how the inspector will find things. Some items might not concern me but will worry the buyers; then again, some items won't concern them but might raise a red flag for me. So we discuss the report, and go over each item. I tell them reversed polarity, for example, is not a huge problem and suggest they learn a little bit about home repair. Knowledge is power.
To the person whose buyer walked away because the deck was not to code, personally, I would buy a home like that -- unless the deck was 15-feet in the air and unattached. Some code regulations stipulate how high a deck must be before it requires railings. If it was off by a couple inches, I wouldn't care.
Hi Russel: The deal with the heat exchanger was the temperature reading of the air flow was off. That's why the inspector recommended further investigation.
Hi Mike: I use the same inspectors for both sellers and buyers. I believe it is my fiduciary responsibility to provide superior service regardless.
When I a recommend an inspector I always try to get the toughest I know of ,especially in older homes that the buyer likes ,but I don't because of issues that I can see coming ,like moldy basements that are ( partly )finished ,and the problem is hidden.When the inspector writes a bad report, I am happy when the buyer gets out of the deal, even if that means I don't get a commission.
I also like those inspectors that make good digital pictures and give some idea of the price range to fix the problem.
I try to be at inspections to see if the inspector actually climbs the roof and goes in the attic.
I am aware of terrible law suits because of peple buying bad homes and go than after the parties with deep pockets.I do everything to stay out of those cases .Live is to short.
My favorite inspector has found some major issues that have caused the demise of a couple of deals. I'm please that he did! It wasn't that he was being an alarmist- he was pointing out some important issues as he should. Now when I have buyers getting ready to do an inspection and they ask for a "good" inspector, I give them options but let them know about the one that "scared" some of my clients away from bad purchases in the past and it actually sets them at ease!
Hi Elizabeth. I've had some issues with both good and bad inspectors. My main concern is the way they deliver their report. All homes will have some issues. If it's a major issue, so be it - it will need to be fixed. But, there's always tons of minor stuff and if the inspector does nothing but list problems and doesn't mention any positives, many newer home buyers will simply run.
I like a thorough inspection that finds all faults. But, I also appreciate a well thought out and balanced report.
Hi Elizabeth,
Great dialog topic!
When I am wearing the hat of a buyer's agent I can't imagine not wanting the most detailed inspection possible, after all, I am suppossed to be looking out for the buyer's best interest. As a seller's agent, even then while you might not like the news, the house is what the house is. Better to find out what you are dealing with rather than having the buyer try to come back and sue later over an issue that they felt should have been known or disclosed. I actually recommend that my sellers go ahead and get the home inspection done before we list the home. That gives them the information that they need to either make repairs or opt to sell "as is" and we provide copies of the inspection to the potential buyers. Everyone is clear on what is or is not an issue and what has or has not been fixed. It seems to be effective in keeping my deals from falling apart.
Hi Elizabeth
To answer your question, no, in Massachusetts despite our reputation of being the most over regulated state in the country, termite inspectors, and mold inspectors are not currently licensed professions. They are unlicensed and unregulated. However you need a license to apply pesticides, which is not the same thing as inspecting. Although I stated that part of what I do as an inspector is actually looking out for the Realtor as well as the buyer, I'm not sure everyone gets what I mean.
One time I inspected a triple decker 3 family house in New Bedford, MA and the young Realtor in his early 20's had listed the house as having a new roof. Not only had the seller lied to him about it being new, it was in fact completely worn out with holes as big as your fist visable from the street. The access hatch to the attic had been sealed up with new drywall and painted over. My electronic moisture meter was reading 30% moisture in the 3rd floor ceiling, 6 times as high as the readings on the lower level ceilings and walls. I pulled the young guy aside and told him that he needed to change his listing information to reflect the fact that the roof was in need of replacment, and he called the newspaper to change his ad copy. I saved his bacon that day. He made the mistake of trusting the seller's information without verifying the facts. He was so rattled over what happened he forgot to even thank me. The house did sell, but at a price reflecting the cost of the needed roof repairs. So, a good home inspector is really just trying to find out the truth, and reporting the facts. How those facts impact the sale is out of our hands.
Currently I have a short sale property that has been through 4 home inspections. It is amazing that each home inspector focused on entirely different issues. The inspections were so different that you would not have guessed it was the same home they were looking at. This property is in Massachusetts and all the inspectors are licensed. Each still had thier own 'hot buttons'. The most brutal on the house was the moonlighting contractor as to him everything about this 1970s home was Out of Code. He also imagined a structural defect- one that none of the other inspectors agreed with. We are mandated to disclose what has been found by a home inspector to prospective buyers. The home inspectors had a good laugh at the items the other inspectors pointed out. It is very sobering to see this much discrepancy.
I agree with most of the postings above. I do not hesitate to give a list of 3 reccommended home inspectors to anyone I have a buyer's agency with. I will give the entire state list of over 300 as a transaction facilitator and offer the 3 as inspectors they should not overlook.
Lots of sales are falling apart at inspection right now cause buyers feel that they can walk and finds something just as good again and sellers are feeling pressed to the mat by the number they have to accept to get the sale. I look forward to the day the market is more even handed to both sides.
what does your forensic inspector charge to do a 2500 sq ft home? what kind of time does he dedicate to doing an inspection and that 20 pg report for each home. He sounds tremendously thorough.
What great feedback everybody is providing. Much appreciated, and it's interesting to hear how inspections are handled in other states, too. I agree, too, that nobody likes an alarmist. My pet peeves are the inspectors who make "health and safety issues" sound like the buyer is going to drop over dead on the spot or be burned alive in the home. So there's no fire barrier between the garage and the house. People have lived that way for decades, and if recent code requires a fire resistant door, the seller isn't going to pay for it. Exposed wiring outside of a junction box? Now, that's a hazard.
Don't even get me started on pest inspections and how pest inspectors police themselves . . .
To answer Ray's question, this forensic investigator / home inspector charges double what regular home inspectors charge. His inspections take 3 to 4 hours.
Thanks, everybody, for providing your input and continuing the dialog.
My favorite home inspector is a deal killer -but only if the buyer's agent does not educate the buyer - I explain that if they choose him they will have a full report - and know everything he finds - and items that they as home owners should pay attention to - thus saving dollars in the long run and protecting their investment - a good home inspector should tell it like it is - and inform the buyer
Could be an interesting rating system. How many negative stars from sellers.