How to Choose a Home Inspector

(c) 2009 Jim Morrison

Buying a home is the largest financial decision in most of our lives and many factors are involved in choosing the home that is right for you. Most people hire a professional home inspector to evaluate a property they are interested in before they actually purchase it. Getting an accurate assessment of the condition of a home before you buy it is an essential piece of the decision making process. But there are so many people performing home inspections today, how do you choose the one who is right for you? The Commonwealth of Massachusetts created a home inspector’s license which all inspectors are required to hold since May 2001, but what does that mean? The State also licenses drivers and hairdressers, but that doesn’t mean everyone with a license does a great job.

Referrals

One way to help insure you hire the firm that’s right for you is to get referrals from people you trust. Perhaps a friend or family member who has recently purchased a home. Your attorney, mortgage broker, or another real estate professional may also be willing to recommend an inspector or two. Don’t simply rely on names from the telephone book, it’s just too important. You should contact at least three inspection firms and interview them over the phone. The Commonwealth of Massachusetts has some useful consumer information about home inspectors posted here. Check it out before you start shopping.

Make Sure They’re Licensed

You can verify that the inspectors you’re considering are licensed by clicking here. You can also see if any disciplinary actions have been taken against your inspector on this site.

On the Phone

You should describe the house as completely as possible to the inspector on the telephone. Answer all of their questions and let them know about any peculiarities up front. If the inspector knows about a moldy crawl space, disagreeable tenant, vicious dog, etc. up front, you can discuss how these issues will be handled in advance. Also, if the more the inspector knows about the house, the better they can describe their services and fees to you. A house with seven rooms is a lot different than a house with seven bedrooms, so be specific and have a listing sheet handy!

In addition, you should take into account how much time the inspector spends with you on the telephone. You will likely have a lot of questions during the inspection and a willingness to answer questions on the phone might indicate what they’ll be like during the inspection.

Qualifications

Your first concern should be competency. You must feel comfortable that the inspector you hire knows what they are doing. What is their educational background? What construction related licenses or certifications do they hold? Can you see their CV? How long have they been inspecting homes professionally? What kinds of insurances do they carry? The home inspectors you interview will have a wide variety of backgrounds and it is important to find the right match for you. For example, the home you are interested may have a complicated boiler. In this case, an inspector with a strong heating background would be a plus.

On the Job

What does the inspection consist of? You should have each firm walk you through the typical inspection over the telephone. What is their policy on crawl spaces? Will the inspector remove the cover from the electrical panel? What about carbon monoxide testing? And what is expected of you? Should you bring a stepladder or some tools to the inspection? Does the inspector mind if you follow them around and take notes during the inspection? A good inspector should have three goals: First, to find the major defects in the house. Second, to provide the client with an idea of the other less important defects or issues which will help the homebuyer develop their own “five or ten year plan”. The third goal is education, the inspector should show the homebuyer where the main water shutoff is, the electrical disconnect, how to change the filter in the furnace, etc.

The inspection itself is an invaluable learning experience, so make sure you are there. Make sure you understand everything the inspector points out and writes in the report. Many homebuyers take notes during the inspection. Some even videotape or audiotape the inspection, though you should be sure you ask the inspector if they mind being recorded before you do.

Fees

Typical fees start around $400 and go up from there. While the cost of the inspection is a concern for everyone, price alone should not dictate your decision. In every field, you get what you pay for. Every inspector provides a different service to his or her clients and a higher or lower fee does not necessarily dictate what kind of work the inspector will do. It is more important to look for value. What will you get for your money, that’s the most important thing. Ask the inspector when and how they like to be paid.

Reports

The report is more important than most people know. It is the only thing that survives the inspection. It is an important document that your attorney should review. If an important defect is uncovered during the inspection, the report will be an important tool in negotiations. It often serves as a “to do” list for years after the inspection. There are basically two types of reports: The handwritten, annotated checklist is a preprinted noncarbon reproduction form where the inspector will mark items as Satisfactory, Unsatisfactory, etc. and make a few handwritten comments as needed. The other kind of report is the typewritten narrative report where the inspector actually types a report which profiles the house and goes into more detail. You should find out which it will be. You should also make sure the report is issued to you alone. After all, you paid for it. Your inspector may send a copy to your attorney, lender, or your real estate agent if you ask them to, but no one should see or discuss the report without your consent.

Extras

Many inspectors offer additional services outside the scope of a normal home inspection. These can be included with the inspection fee or they may only be available for an extra fee. They can include a pest inspection, a radon test, a lead paint test, a Title V review, a septic inspection, a well test, electromagnetic field measurements, Indoor Air Quality evaluation. You should ask what other services are offered by the firms you interview. Be wary of firms that offer one stop shopping. The inspector can only be an expert in so many fields before the consumer has to wonder just expert can one person be?

So do a little investigation before hiring a home inspector, make sure you know what you’re getting, and attend the inspection. Understanding the process and being an informed consumer are the best paths to your dream home, and avoiding a money pit!

Jim Morrison
978.851.6315
Morrison Home Inspections
"Each house tells a story. We write 'em down."
Hablo Español
Empowering homebuyers with the information they need to make solid decisions since 1987