shocked home buyer

5 Things you don’t know about Hiring a Home Inspector

So your real estate agent just called and said you have an accepted offer on that new house.  Congratulations! And oh, by the way, you have 7 days to get an inspection.  Better get on the horn pronto and find a home inspector.

This is an all too familiar scenario for lots of folks.  But do you just blindly pick a inspector and hire the first guy you can to come out to the house?  Not unless you like burning money.

1.  An inspector is an inspector, right?   Not even close.  The difference in knowledge between home inspectors is staggering.  Don’t even think about hiring someone who hasn’t been inspecting for years.  The schools that “teach” home inspectors are mostly a joke, and they send new guys out with just enough information to be dangerous.   They teach to the test to keep their success rates up.  The real knowledge for home inspectors comes from experiences in construction trades and actually inspecting houses.  An inspector will start to know what he’s doing around the time he hits house #500.  The last thing you want is to be one of the houses he is learning on.

2.  Stay away from the cheap guy.   

At first it will seem like a good idea to call around , find the guy who gives you the cheapest price, and hire that inspector.  That’s not a good idea.  In fact, it’s a really bad one, for a couple of reasons.  1.  Typically, the cheap guy is the new guy (see reason #1 on why you don’t want him)  or 2.  Most cheap inspectors are volume inspectors.  They charge less, but do as many as 3-4-even 5 houses in a day.  How much time and care do you really think they’ll be spending on your new home when the clock is ticking to get to the next job?

3.  Avoid the Minimalist.

Some inspectors like to do just the basics.  They keep to the letter of the law, and do as little as possible for you.  No roof walking, getting in attics, or crawlspace crawling.  These bare minimum guys are the kind of inspectors who really do you no good at all.

4.  Be cautious of who your Realtor recommends. Better yet, find your own inspector.

Most folks are hardworking and honest people (at least I want to believe that).  You hope that your Realtor has your best interests in mind.  But remember that at the end of the day, your home purchase is a huge investment for you…and a payday for your Realtor.

Be cautious about taking a blind recommendation on an inspector from your Realtor. Do your own research.

As an inspector, I am rarely recommended by Realtors.  Why?  I am often told by agents that my reports are too picky, too “lethal”, or that I’m nothing more than a “deal-killer” (yes, that is a real term used throughout the business).  But when that Realtor is buying her own house, or is helping a family member do so, I magically get the call.

The point being that if you were buying a used car, would you take it to the salesman’s mechanic to look it over for you?  Of course not.  There is usually an inherent conflict of interest when it comes to agents who recommend a particular inspector.

5.  You should be asking questions about more than just the cost of the inspection.

There are lots of questions you can ask to weed out the bad eggs when it comes to inspectors.  Ask things such as, “How long will the inspection take?”  “How many houses do you inspect a day?”  “Will you crawl through the attic?”  “How about walking on the roof?”  “Do you actually go into the  crawlspace?”

I get 15 calls a week where the first thing that comes from the caller’s mouth is “How much?”  That is the wrong question to ask. What you really want to know is how knowledgeable and intelligent this person is, not how cheap.  Don’t fall into the price trap.  The truth is, the difference in price between the best and worst inspectors is comparable to the cost of a dinner out.

You are about to purchase a $200,000 house.  Where would you rather spend that $50 bucks?

There is a direct correlation between what an inspector will do and what he charges.  I’ve looked at hundreds of homes that would have cost the buyers tens of thousands of dollars had they not hired me to actually crawl around and get dirty for them.   The big problems are almost always hidden, and your inspector must be willing to go where the others won’t in order to find them.

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Ben Hendricks

owner at ABI Home Services
Hi, I'm Ben, and I inspect houses.I've been in construction since I was a kid, and a professional contractor for 20 years.My blog is here for info about Home Inspections around the Louisville KY area, and just about anything construction related.
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Comments

comments

4 replies
  1. real estate listings
    real estate listings says:

    Do you mind if I quote a couple of your posts as long as I
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  2. Gloria
    Gloria says:

    Can you please give us a quote on how much we are going to pay when we are going to hire a home inspector? Any response will be much appreciated.

    Reply
    • Ben Hendricks
      Ben Hendricks says:

      It depends on many factors. Size, age, condition, etc. The best thing you can do in making sure you don’t hire the wrong inspector is toss out that list your agent gave you and start doing your own homework.

      Reply

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