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.
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 the American Society of Home Inspectors. This group 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.