You’ve finally done it! You have a house under contract and you’re doing the paperwork to get your mortgage lined up. When your Realtor calls to ask you who you want to use for your home inspection, you freeze. Your brain has to go back and repeat that part. You get to pick your own home inspector? How do you even go about doing that?

Choosing a home inspector isn’t a difficult process, but as usual, we have tips to help you make it even easier.

Inspectors, Assemble!

When you don’t have an existing relationship with a home inspector, your Realtor will likely present you with a list of pros that they recommend highly. Even though time is of the essence because your inspection period is ticking away, you can quickly assess each recommended inspector to find the one that’s right for your home purchase. After all, not every inspector can be an expert in every type of construction or neighborhood. You need the person who best fits your purchase!

Now, for some helpful tips!

1. Check that all potential inspectors are members of a reputable home inspector association. InterNACHI and ASHI are the two largest. ASHI, for instance has been accrediting home inspectors for more than 40 years and requires that inspectors complete at least 250 inspections before they can call themselves “certified.” It’s a high achievement for a home inspector, and a confidence builder for their clients. You want someone who is willing to do the work and go the extra mile. Your new mortgage isn’t chump change, so it’s important you go in with your eyes open.

2. Ask what inspections they perform. Some home inspectors only do a general home inspection, which can be fine if you’re not afraid of that 15 year old air conditioner condenser. But because home inspectors come from all areas of the construction industry, some have specific expertise that can be helpful in finding problems that you probably didn’t notice when you walked into the house of your dreams.

3. Have they inspected houses like yours? There’s a huge, huge difference between a brand new house and one built in 1904. Not only are construction techniques very different, the sort of strange upgrades that may have been made to the older home would never be seen in a newer house. An inspector that has little to no experience with a house like yours may flag things wrong that are actually very typical for a home of that age. You don’t want to get your inspection back and panic because your inspector held an older house to a newer standard, for example.

4. Do they provide photos within their reports? There’s no standard format for a home inspection report, though there are a limited number of software packages for inspection companies. They have a lot of options, including providing optional photos of trouble spots or other items the inspector may feel needs pointing out. If your potential home inspector doesn’t provide photos, it can be hard for you to monitor potential problems or for future pros to find and fix the issues pointed out. Photos are absolutely a must-have.

5. How soon can they come out? It might seem like a silly question, but you’re very likely working with a limited window of time to ask for repairs. That means the sooner your new home inspector can get out, the better. It takes several hours to complete a home inspection, as well as time to compile the report and deliver it to your agent. You also never know when you’re going to need an additional specialty inspection of systems like your HVAC, roof, foundation and so forth. If you’re down to your final cut and one can come out tomorrow and the rest can’t until next week, it’s not a hard call.

Tip Number 6: Ask Your Real Estate Agent…

While you’re checking out potential home inspectors, don’t forget to seek your Realtor’s recommendations.

Also Read: “What to Expect from Your Home Inspection”.

Don’t risk buying a lemon. Make Sure to Conduct a Home Inspection

So, you’ve made an offer with a Home Inspection contingency; it was accepted, and now your next task is to have the home inspected.

Is the home inspection necessary? I always recommend to my buyers to have one. The Home Inspection will not only allow you to make sure that the house you are buying has fewer defects as possible but will also give you an opportunity to renegotiate the price offered for the home, ask the sellers to cover repairs, or even, in some cases, walk away from the deal.

If you are relocating to Virginia from another state, it is important to note that the state of Virginia generally still goes by the old English common-law concept of “caveat emptor” (“let the buyer beware”). That basically means that while sellers can’t lie outright or actively conceal a problem and must honestly answer prospective buyers’ questions when asked, they aren’t obligated to point out the home’s flaws or defects to the buyers. It’s up to the buyers to do their due diligence and hire a certified Home Inspector to conduct a comprehensive Home Inspection. I have a short list of inspectors that I have worked with in the past and will give you my recommendations, but it is always helpful to do your own homework.

How to Choose a Home Inspector

Realtor.com suggests that you consider the following 5 areas when choosing the right home inspector for you:

Qualifications – find out what’s included in your inspection & if the age or location of your home may warrant specific certifications or specialties.
Sample Reports – ask for a sample inspection report so you can review how thoroughly they will be inspecting your dream home. The more detailed the report, the better in most cases.
References – do your homework – ask for phone numbers and names of past clients that you can call to ask about their experience.
Memberships – Not all inspectors belong to a national or state association of home inspectors, and membership in one of these groups should not be the only way to evaluate your choice. Membership in one of these organizations often means that there is continued training and education provided.
Errors & Omission Insurance – Find out what the liability of the inspector or inspection company is once the inspection is over. The inspector is only human after all, and it is possible that they might miss something they should have seen.

Important information for home buyers in Virginia: Check license status of your Home Inspector – Effective July 1st, 2017, all home inspectors in Virginia must be licensed.

It is always best to be present during a home inspection and tag along, that way the inspector can point out anything that should be addressed or fixed.

Be prepared to spend up to three (3) hours in the house. Don’t be surprised to see your inspector climbing on the roof, crawling around in the attic, and on the floors. Remember, you hire a home inspector and pay him a fee, and he works for you.

The job of the inspector is to protect your investment and find any issues with the home, including but not limited to: the roof, plumbing, electrical components, appliances, heating & air conditioning systems, ventilation, windows, the fireplace & chimney, the foundation and so much more!

Important to note that in Northern Virginia around 56% of the tested homes contained Radon levels higher than recommended by EPA standards. Read a full article about Radon gas, Radon testing and Radon sales contract contingency here: “Is Your Northern Virginia Home Radon Free?”

The Most Expensive Problems Discovered by Home Inspection Involve:

• Foundation

• Roof

• Heating/Cooling Systems

• Pests/Termites

• Mold

• Electrical Wiring

• Plumbing

The home inspection report will list detailed descriptions of the defects and have photos and will usually be delivered to you by email on the same day. Go through report carefully and decide what items on the report you would like the sellers to repair or replace, or if you would like to have a credit in elu of all or some repairs (all credits have to be issued with the lender’s approval).

Please remember, almost everything can be fixed. I’ll help you negotiate any issues to the get the best contract.

The home inspection report will be be sent to the sellers with the Home Inspection Removal Addendum that lists all needed repairs or a request for a credit.

Bottom Line

They say ‘ignorance is bliss,’ but not when investing your hard-earned money in a home of your own. Work with a professional you can trust to give you the most information possible about your new home, so that you can make the most educated decision about your purchase.

Tag: Home Inspector

5 Tips for Choosing a Home Inspector