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How to NOT pick a Home Inspector

So hopefully you have already read our blog post about how to pick a good home inspector, if not you should give that a read....  How to find a home inspector        . In this blog we will tell you some of the warning signs to look for when finding an inspector.

Inspectors who are contractors
It probably seems practical, even wise, to hire a home inspector who is also a licensed builder. After all, who would know better if a home is well constructed? In many ways this sentiment is quite true. Builders can amass a great deal of knowledge and should in most situations have a solid base of knowledge about home construction.

The real concern here is when builders also offer to complete the repairs (defects) they identify during a home inspection. First off, and in our opinion most important, is the fact that offering to do repairs on the same home a company inspects is a clear violation of the ethics agreement for the two largest home inspection organizations in the US, InterNACHI and ASHI. As a member of both these groups, I pledge, on behalf of my company, that we will not offer repairs for homes we inspect.

The reason is simple. No matter how qualified, if an inspector performs repairs, it is a conflict of interest. The homeowner should have a level of confidence that the inspector is not simply trying to drum up work for his construction business!

A good Inspector may also be a contractor or licensed builder, but stay away from inspectors who offer to perform repairs as well.

Research the Qualifications
With many states not regulating the home inspection business (like Michigan); there are a lot of people who are calling themselves "home inspectors", but who do not have the correct qualifications to truly help you with your home buying decision.

With a quality inspection, the buyer should have confidence the home was thoroughly inspected and that ALL major defects have been identified. If the inspector is not qualified, there are no standards they have to meet; there is no formal or required training and you must rely entirely on their word and their personal experience. Industry organizations and states with licensing regulations all work together to ensure there is a standard that is met, and that the practices of the professional are within those bounds. What's more, they offer the customer a path to recourse should there be a problem down the road.

Interview the Inspector
There are a few key questions you should ask your potential inspector before you commit to them. These questions will help give you confidence they are knowledgeable and well qualified to perform the task.


  • Ask to see a copy of a report from another client. No quality inspector should have a problem providing a client with a copy of their work to review. In this digital age most qualified companies produce digital reports that can be seen online. At Expert Home Inspections we have copies of some of our reports right on our website (with names and addresses redacted!). At an absolute minimum, the report should include the following major categories: Mechanical(furnace/water heater), Structural (framing, foundations), Electrical, and Plumbing. These major systems are integral to your home functioning properly as a HOUSE. Additionally, you should expect inspection reports to be about 20-30 pages, and should include full color photos of what was inspected.
  • Ask how long the inspection should take. Even for the most basic inspection of a small home, the inspection should take at least 2-3 hours. Some inspectors advertise how quick they complete the inspection; we argue this is NOT a benefit to the buyer. Proper inspection takes time, period. This is likely one of the biggest purchases of a person's life. As Inspectors we owe it to you and the industry to take our time and be thorough! Be suspect of any inspector who claims they can be done in "quick" amount of time.
  • Ask the inspector if they mind if you are there for the inspection. If there is resistance, FIND A NEW INSPECTOR! The buyer should always be present for the inspection, and there are multiple reasons. As this will be a new home to you, the inspector will be able to familiarize you with all the major systems in the home and their function. In our inspections, we prefer the buyer be in the same room for nearly all of the inspection. This allows us to explain anything we find in great detail, making sure the buyer understands exactly what we will put in the report. We also use this time as a valuable lesson opportunity to inform the potential buyer of where gas, electric, and water shutoffs are so they are better prepared down the road. If a buyer absolutely cannot be available, try to have someone there for at least the last 30 minutes of the Inspection so any major findings can be gone through in person.
  • Don't wait until your offer goes in to start looking for an inspector. Professional, reputable Inspectors book up fast, and once you have made your initial offer, you will have a limited amount of time to do your research on an inspector. Time to find a Home Inspector is BEFORE you put in an offer. Ask your Realtor, friends, and industry groups to find reputable companies in the area you are looking to buy. Then, call some of those inspectors and ask them questions. Keep calling until you find one that you believe will work well with you!
The home Inspection is a critical part to the home buying process. This is the ONE PERSON who is supposed to look at the home you are about to buy, and tell you in just a few hours time, EVERYTHING that is wrong with it, and the overall condition, so that YOU can make an informed decision on the largest purchase of your life. The research and effort you put into this will be worth it!!!

As always, thanks for reading our blog! please check out our other helpful articles, and visit our website at www.expert-home-inspections.com

Below are links to industry organizations that offer searches for Home Inspectors

www.inspectordatabase.com

homeguage.com

 InterNachi Inspector Search

 ASHI Home Inspector Search

As  always, thanks for reading and be sure to look at our website for more helpful information at www.expert-home-inspections.com

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