Choosing the Right Home Inspector For You. For most people, buying a home is one of the biggest financial decisions of their lives. It’s an investment in their future. Buying a home without having it professionally inspected is a risky venture, to say the least. The last thing that a new homeowner wants to deal with is expensive repairs that could have been avoided with a thorough home inspection.

While a professional inspection isn’t required to secure a mortgage, it is definitely in the best interests of the buyer to have one conducted. There are basic inspections that cover only certain aspects of the home’s structure and mechanics. Plus there are more specific inspections that will take a detailed look at particular areas and features of the home.

Typically, the inspection would be conducted after the seller and buyer have signed a purchase agreement(pending the outcome of any inspections). This purchase agreement protects both parties. The seller has a valid offer pending the inspection results, and the buyer doesn’t have to worry about the property being sold to someone else, while they’re waiting for the inspection.

How Do You Know Who to Trust When it Comes to Finding the Right Home Inspector?

Nationwide, there are three different professional inspector associations. The American Society of Home Inspectors, the National Academy of Building Inspection Engineers, and the International Association of Certified Home Inspectors. All three offer professional inspector training, education, testing, and certifications.

The problem is that in some states, there are no guidelines for certifying home inspectors, which means that licensing isn’t required. In short, anyone can become a home inspection specialist just by saying so and setting up shop. In the states where licensing and certifications are required, the standards and levels of training can vary greatly between the various inspection companies.

Adding to the confusion, there are inspectors out there who aren’t providing comprehensive, thorough inspections. Finding a home inspector you can trust becomes even more of a challenge. The great news is, there are ways that you can find an inspector that you can trust.

How to Choose the Right Home Inspector for You

There are plenty of reputable professionals out there who will conduct a quality inspection in their field of expertise. It will just take a little due diligence on your part to find the one that’s most qualified for your inspection. Here are some things to consider when choosing the right inspector.

Find out what the licensing requirements are in your state. There are 18 states, as well as Washington, D.C., that don’t require home inspectors to be licensed. But, even in those areas, most reputable home inspectors will still be certified through one or more of the national associations.

What does a standard inspection consist of?

A basic inspection will cover the home’s HVAC, plumbing, and electrical systems along with the roof, foundation, attic, and basement. The inspector will also be looking at the overall integrity of the windows, doors, walls, and ceilings.

What other inspections are available? In addition to a standard inspection, you can also have the home inspected for other potential problems if you have concerns. Mold, radon, septic systems, and water quality testing are only a few of the additional inspections that can be performed. Some inspection services have highly skilled, trained, and certified inspectors who are able to inspect other areas of the home, and some will specialize in certain types of inspections. If you are looking for a specialized inspection, you’ll want to find an inspector with the training, experience, and reputation required to conduct a thorough inspection.

You Should Ask people that you know for referrals.

Your family, friends, coworkers, or even your neighbors may know of an inspector that they have used in the past. Remember, you should still do some research before committing to an inspection company. But, having a few solid personal referrals is a great starting point.

It might not be something that you trust your real estate agent with. Your real estate agent might not be your best resource when looking for a referral. Inspections that reveal defects or other issues with homes can sometimes kill a sale. Some agents have inspectors who they know will pass homes on inspections even when there are issues. You really want to find an inspector who isn’t associated with anyone involved in the home selling process.

You need to be Proactive and Look at online reviews and resources.

There is a ton of information on the internet, be proactive and look up potential home inspectors to get more information about them and their business. You can look at their individual websites, and take a look at their reviews, and see if they are proudly posting any of their licensing information or credentials. There are also websites that post reviews about professional home inspectors. You can even check them out with the Better Business Bureau. They not only keep track of any complaints, but they also monitor how individual companies respond to their complaints.

Validate and verify.

As you are narrowing down your choices, start asking questions about any of the information that you have collected on the different home inspectors. Are they licensed? How long have they been in business? Do they have verifiable references that you can speak to? What training programs or certifications do their inspectors have? Will you be able to be with them during the inspection? How long will the inspection take to complete?

You might need more than one inspector. Depending on what type of inspection you are looking for, it’s very possible that you may need the expertise of more than one professional. For example, the inspector who is the most qualified to perform your basic inspection might not be the right person to conduct a thorough mold inspection or check for water quality. In that case, you’d want more than one inspector to get the most comprehensive results from the inspection reports.

Avoid inspectors who are also repair contractors.

Unfortunately, they are out there. There are some disreputable companies that will perform inspections, exaggerate issues, and offer repair services. While some inspectors will give you advice on how to take care of any needed repairs, the individual performing your inspection should not be in the repair business as well.

Will the inspector stand behind their work? The whole idea of having an inspection done in the first place is to make sure that there aren’t any hidden issues that will turn into expensive home repairs later. As you are talking to the different inspectors, ask them if they will guarantee their inspection reports. For instance, if they inspect the roof, reporting no issues, and you later find serious problems, they should be responsible for the repairs. Any reputable inspector who knows that they are performing thorough inspections will offer you this peace of mind.

You need to take the time and effort to find the right home inspector for your individual needs. For a nominal expense on your part, you’ll know exactly what condition the home that you are looking at is in before you buy it. If a home inspection report reveals any problems with any aspect of the home, you could even use the cost of repairs as a negotiating tool to lower the asking price. Knowledge is power.

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Before you have the need for a home inspection, you will likely choose a real estate agent who knows the neighborhood and who has had experience in the area. Finding the right Realtor will help mitigate typical issues which may occur in the purchase of your home. He or she helps find the best home for you and your family, and that includes guiding you through the inspection process and helping you push through the entire progression with a lot more ease than if you were trying to do it alone.

The home inspection procedure is a critical part of the home buying process. If the seller is skittish about having one done, that is a definite red flag. A certified home inspector will be able to ferret out any problems with the property. Realtors usually have particular ones that they use, but, as a buyer, you are certainly free to choose whomever you want. Get recommendations from others and read online reviews. It does not have to be a home inspector near you; you want to be certain that he or she is qualified, so if it means going outside of your area, so be it.

To save yourself headaches down the road, be as diligent as you can when choosing a home inspector. Check references and ascertain that he or she is licensed and insured. Examiners are trained to look beyond the glam and glitter on the surface and really see what is going on behind the walls, in the attic or basement, and on the roof. The attic is as important as the roof because it could reveal hidden issues which may be problematic, such as insufficient insulation or an improperly vented fan. The inspector will provide a written report of the findings, but it is equally important for you, as the potential buyer, to accompany the inspector so that you have first-hand understanding of any current or potential problems.

The inspection report helps you plan for the day a potential problem will come to light. For example, if you know that the water heater is already 15 years old, you can logically assume that it will need to be replaced within a few years. Including home maintenance in the budget is always wise, and that is true whether you buy a new home or one in which someone else has lived.

You may not understand all of the ins and outs of what you are seeing, but a good inspector will clarify any questions you have and explain what you are seeing as you walk through. Do not be afraid to ask for fear it will sound foolish. You will save yourself time and money when you know what to expect down the line. If the property is vacant and the utilities have been turned off, it will behoove you to bear the expense of having them turned on so that the home inspector can perform a thorough scrutiny of the home.

If your inspector finds a possible problem that is better diagnosed by a specialist, such as radon or lead, it may be wise to spend the money for that second opinion. Once you pay for an inspection, actually use the information to determine whether you want to go forward with the sale or back out. The seller may be willing to make the necessary modifications in order to keep from losing the sale. If that is the case, take it into consideration before you decide. Your Realtor can help with the negotiations. Even if you are buying a new home, err on the side of caution and have it inspected. Sometimes new homes will pass the required codes, but will have defects that should be brought to light before you move into it.

Regardless of how minor an issue is, the inspector has to include it in the report. If you are present during the assessment, the inspector can help you determine if the issue is a major or minor one. In addition, your presence allows you to familiarize yourself with areas of the house to which you normally would not see. He or she can also assist you with how to adjust different essentials, such as the water heater or the furnace, which may come in handy at some later date. If, for any reason, you cannot be present, at the very least, your Realtor should be.

Do not expect a flawless report; every home has shortcomings. The inspector will help you understand the importance of what he or she finds. The most important point for you is to decide the differences among minor repairs, items that you can overlook, and those issues that may be a deal breaker. The various minor deficiencies should not send you into a tailspin or cause you to back away from a home that is suitable for you.

Determine what is worth mentioning to the sellers. Obviously, costly items like the roof, the HVAC system, or issues with the foundation are definite red flags, and those can be real causes for not purchasing the home. Insignificant matters, such as a loose handle on the shower door or scuffed baseboards, may only serve to irritate the seller if you present a long list of such inconsequential repairs that you insist upon having repaired before going forward with the sale. Arrange for a follow-up inspection when all of the repairs have been completed. Do not assume they have been done simply because the home owner says so.

First time home buyers may feel especially vulnerable, but all of the same rules apply. Some of the major issues found during the inspection may make a good negotiating tactic. Maybe you have some skills that you can apply. You may be able to negotiate the price downward and make the repairs yourself, saving money on the repairs as well as getting a bargain on the house. Sellers have different motivations for selling their homes. If you can provide the right incentive after the inspection, you may find a diamond in the rough.

Understanding all of the ramifications of the deal will help you make a clear decision. The important thing is not to become so enamored of the property that you overlook issues that can come back to haunt you. Those shiny hardwood floors, elegant fixtures, or marble countertops will not be as wonderful if the foundation collapses or the next big rain causes leaks throughout the home. Maintain a right perspective, consider the inspection report, and discuss any impediments with your Realtor, whom you chose for his or her knowledge and experience.

Do not ask for trouble by foregoing an inspection. Owners may be unaware of current or potential problems, and the Realtor may only know what is on the surface, as well. Discuss with the Realtor any concerns you have regarding the various items on the report, and he or she will help you determine who should be responsible for the repair, especially the minor ones. If you really want the property, decide which battles are worth fighting and which ones you can handle yourself.

So, spend the money to have peace of mind if you are serious about buying the home. Focus on what is important, and use the pictures that are supplied with the report to make requests of the sellers that will assure the home is in move-in condition. Do not forget the all-important step of verifying that important repairs have been completed satisfactorily and that they are up to code.

Have you ever made a new purchase and added an extended warranty, only to discover that something breaks right after the guarantee expires? It seems we have all been there at one point or another. Wouldn’t it be great if you could uncover problems before the warranty expires and avoid shelling out for expensive repairs? If your home is currently under a builder’s home warranty, that is entirely possible if you schedule an inspection approximately 30 days out.

11th Month Builder Home Warranty Inspection

Many new homeowners wait until they notice an issue before making a warranty claim. The problem with that is the fact that many problems can go unnoticed for weeks or even months. It’s quite possible for your home to develop defects within the warranty period, yet not discover them until after you are no longer covered.

By that time, you are on your own as far as repairs go. And as if that weren’t bad enough, some problems can actually become worse over time. As such, they might cost you far more money than they would have if you had just discovered them early on. Let’s face it-shelling out money to fix things is not what you had in mind when you purchased your new home, is it?

Instead of waiting for the inevitable, why not schedule an 11th month builder’s home warranty inspection? Allow us to thoroughly check your residence from top to bottom to discover if there are any issues your home warranty would cover. This will allow you to make a claim before the contract expires, saving you a great deal of time and heartache in the process.

Home Warranty Inspection Checklist

It’s important for an 11-month builder home warranty inspection to be as thorough as possible. As such, one of our inspections normally covers the following:

• Appliances (if provided by the builder)
• Attic joists and insulation
• Roof, soffits, and fascia
• Heating and air conditioning
• Doors and windows
• Siding
• Foundation and/or crawl spaces
• Electrical panel and outlets
• Gutters and downspouts
• Walls, floors, and ceilings (to include the condition of drywall)
• Plumbing and plumbing fixtures
• Ventilation system
• Ceiling fans

Each home warranty is different, yet most contain common elements. Accordingly, your inspection may include certain other items not listed above. For example, some builders cover the property itself. In that case, we may check for:

• Proper drainage
• Cracks or imperfections in a paved driveway
• Leaning, bowed, or buckled retaining walls
• Sloping or uneven sidewalks and walkways

Provides Adequate Time for Repairs

There are quite a few benefits to having a home inspection performed just before the warranty expires. One of them is the fact that you have allowed as much time as possible for problems to manifest themselves. At the same time, you still have enough days remaining on your warranty to file a claim and avoid paying for expensive repairs yourself.

Gives you Peace of Mind

Many of our inspections result in us finding no major faults whatsoever. This is also a relief for most homeowners as they no longer need to worry about having to shell out big money anytime in the near future.

Ensures Builders Will Cooperate

To remain competitive, builders must maintain their reputations. If issues are discovered, most are eager to resolve them as quickly as possible. They do not want people to talk about the poor quality of their work or how they have “stiffed” someone out of warranty repairs. This is especially true now that online reviews and viral social media posts have become more prevalent than ever.

Some builders simply will not take a homeowner’s word about certain issues. Many will change their tune after seeing a written report from a professional home inspector. It’s hard to argue with something when it is clearly listed in black and white. The final report could even be admissible in court should you find it necessary to take legal action.

Save Money by Having an Inspection Performed

You may be thinking that an 11th month builder home warranty inspection is not necessary. After all, you live in your home every day and are already aware of any problems, right? Why spend money on an inspection when you can just wait until you notice something wrong.

The truth is that you cannot possibly know whether or not certain issues exist. When was the last time you climbed onto your roof or checked your attic for signs of damage? Odds are that you have never done that and likely never will.

When having an inspection performed before the warranty expires, you can ensure that the builder is liable for the damage. In turn, this means you can actually save money by having a home inspection performed instead.

Can Assist with Selling

If you have just purchased a brand-new home, the last thing you are probably thinking about is selling. However, studies show that the average first time home buyer will stay in their residence only three to five years. So if this is your first home, you could be selling it sooner than you think.

You could also experience life circumstances such as a job change that would cause you to place your home on the market. You may have even bought the house as an investment and are already planning to sell it as soon as the market is favorable.

Regardless of your reason for selling, having a recent home inspection can prove invaluable whenever it is time to sell. Most buyers are looking for an inspection anyway. The fact that you have already had one done means they will not have to fork over the money to have an inspection themselves.

When to Schedule

We recommend double checking your warranty’s expiration date and then scheduling an appointment for 30 days prior to that. A complete inspection can take several hours, which is why we recommend setting aside at least half a day. Your check-up should ideally take place during daylight hours as many issues are difficult if not impossible to discover whenever it is dark outside.

Do NOT Put Off A Home Inspection

Has it been almost a year since you signed a builder’s home warranty contract? If so, it’s time to schedule a home inspection. Don’t wait until your guarantee has expired-call us today.