BiggerPockets

Finding a professional home inspector doesn't have to be reminiscent of a pin-the-tail-on-the-donkey game. I think you should interview a home inspector just as you would your pool contractor or your doctor or your employee. It doesn't need to be a multi-deposition process but think about this, only about half of the states in the nation require licensing of home inspectors. Since this is a relatively small cost start up business, there tends to be a lot of "HGTV Cowboys" in un-regulated states. Since I have the soapbox here, I would also add that's not necessarily a bad thing either. Think about it. Ever heard of a quack doctor or fool contractor? There are heavily regulated professions with not only licensing but high dollar insurances and that doesn't keep out 100% of the bad guys now does it. I also think that a poor law would do more harm than no law at all. I really don't want to be lumped in with a bunch of also rans that obtained a "Professional State License" that was easy to pass and easy to maintain. Think also about this. Ever see a "WDO" report? The Wood Destroying Organism inspection reports in Florida all look the same with the same questions. I, on the other hand, have the opportunity to be as creative as I want to be. You can tell by my writing style. I guess I could go on all day but my point is that you really need to be careful whom you choose to perform your home inspection because you will find persons on many different levels of competence, with varying experience, different price ranges and dissimilar tool boxes. 
Obvious and basic questions I would ask are

1. What is his/her background and experience? Just because someone has seen every This Old House episode doesn't make him/her a good inspector, but it might help.

2. What certifications do they hold? One trade association offers a certification for $35, be careful. The use of the words like "Certified" and "Master" have been a little used and abused. The American Society of Home Inspectors (ASHI) is the oldest and most respected association with the highest standards in the inspection industry, nation wide. The Florida Association of Building Inspectors (FABI) is similar but state based. A Standards of Practice, Code of Ethics and continuing education requirements are also required.

3. What trade associations do they belong to? See #2

4. What kind of tools do they have? A good inspector will have lots-o-tools. A friend of mine looking to enter the field went on a ride along with another more experienced inspector. He had already purchased several tools and was proud to take them with him on this ride along. The more experienced guy unrolled a dish towel with 3 screw drivers. That was the extent of his tools. When a professional inspector documents amperage draw on a motor, air conditioner or furnace, it's a fact. When a professional detects 37.1% moisture content in a wall, it's not a guess. We use all top of the line inspection tools including FLIR high resolution infrared cameras.

5. What type of report format do they use? If you are out of the area and the inspector uses multi-part carbonless forms that can't be emailed or faxed, there may be an issue. If they hand write reports, there may be an issue.

6. When will you receive the report? If your closing is quick, you may not be able to wait a day or two or three. We produce computer generated reports on site with digital and infrared images in the report.

7. How long have they been in business and how many inspections have they performed? Experience is priceless. Just like a seasoned real estate agent who has bought/sold hundreds of houses might be better equipped to handle your sale, an ASHI/FABI member has performed a minimum of 250 inspections per ASHI/FABI Standards.

Do I really need an inspection? Even if you plan on doing some major rehab on a house and don't think you really need the inspection, you just might be right. Where am I going with this? Even the most experienced buyers and investors pay for an inspection. With a professional report in hand and lots of nasty pictures, the smart investor uses it to re-negotiate. Ask me about the "$100,000 club" !

Should a professional inspector offer a written guarantee on the inspection?

Every good and moral professional inspector will stand behind what he or she says and reports, however%u2026it's not really possible to guarantee the entire inspection. The reason being is that conditions change constantly and components age. For instance, here in Florida, we can experience weeks without rain followed by daily rain. When things are dry, the windows and doors may perform well. When things are wet, the doors may swell and stick. Appliances that worked while the inspector was present may blow a valve, a spring, an element. Make sense now? How 'bout the discoveries when furniture and stored items are removed, hmmmmm. Everything will break at some point and until Jesus comes back, we can't see the future. Inspection reports document the condition and operation of things today. The inspection report provides the buyer (or seller) information upon which they can now make an educated decision on whether a house fits their needs and goals. To expect an inspector to warrant all items, visible or not, for an infinite amount of money, for 1 day or 1 year is impractical and impossible. Now this is not to say that there are not guarantees, "Contraire Monfraire." These guarantees are called insurance policies and home warranties. They are specific programs designed to cover the roofs that leak and the appliances that break. If your budget does not allow for repairs or your situation does not allow for down time, these are the vehicle for you.

May I or my representatives attend the inspection?

Some inspectors may wish to be left alone and that's ok. It does make it easier to concentrate. I personally recommend that everybody/anybody attend and accompany my inspections. The inspector is human and can overlook things, so the more eyes the better! If the home inspector and termite inspector are two different people, the client now has two trained people in the attic. I also think that multiple attendees provides an opportunity for me to show off all my tools and skills. This is one-on-one marketing, a 100% target market, real Networking 101! It's also a super prime chance to gain new realtors. So I say bring the whole darned family, throw a party (Jon prefers Moscato or Chenin Blanc and Alison prefers Merlot)!

Written by Alison Feliciano & Jon Bolton of the INSPECTAGATOR 

 A written explanation should not be necessary amongst this audience. Not considering the on-line and paper research you do (I’ll leave that to those smarter and more experienced than I) how much time do you spend analyzing a potential investment property from the sticks and bricks location itself? There are always exceptions, so applying the probable and most common set of circumstances, would you say half and hour? An hour maybe? An hour and a half? That’s a lot of time wondering around counting how many toilets you’ll need to procure, how much carpet you’re going to need or deciding on what kind of landscaping will project a comfortable and happy sub-conscious image. Pretty fair guess though isn’t it? After all this you pretty much know what you’re going to do and how much this rehab is going to cost. The more experience you have, the closer to the “right” number you’re presumably going to be. Those of us with less experience might get pretty close but hey, you’ve thrown in a few hundred or couple thousand bucks for TIFs (things I forgot). Now you’re set. You do the rehab and you’re all fired up. One of four likely scenarios…1. You do everything right, your buyer/tenant/insurance company loves the house and the deal goes down like Tebow from the three.

Scenario 2, During the rehab you discover that your insurance company was only kidding and they will not cover a series of known defective products in your house and the ultimatum is to get rid of it, rewire it, replumb it, reroof it, rewhatever it or they’ll get rid of you. This whole investment thing is a little more risky than you thought.

Scenario 3, You find stuff you didn’t discover during your walk through and estimating escapades. So, you adjust and pay a little or lot more than you originally bargained for in your estimate. You replace, rewire, replumb, reroof, rewhatever.

Scenario 4 You complete the rehab and your buyer brings in some schmoe like me that has been doing professional home inspections since 1998 and who spends 5 hours fine toothing your DaVinci work of art. I do my job and inform my client (your buyer) of all the skeletons in the attic, the snakes in the electrical panels, the disgusting schtuff on the evaporator coils and other liability land mines.

Bonus Scenario 5, You engaged the services of a professional home inspector when you bought the house, drastically reduced your liability and managed your risk like a pro. You’ve budgeted for a new fridge with a failed condenser fan, repaired the over fused circuits, upgraded some pool and electrical liabilities. You’re ready to roll. Your buyer/renter has little to negotiate a lower offer with you because you were prepared. Did I mention that on the front end, you revealed these things to the bank/seller/BPO agent and negotiated a better deal before you ever closed? Now, you da man or wo-man! Just imagine that you made a deal with your spouse that with the money you saved or made that you were going out to dinner and a movie or going on a vacation or buying that “get a man” dress! Yes, you are, da man or wo-man! 

I would also throw in the obligatory Michael Gerber/Ray Kroc make it a system you “sexy in that dress” entrepreneur! Everything your business does should be a system. If you are a home pro, how will the business survive and thrive without YOU in it? Your staff/contractors/wife/husband/kids should be able to do most of what you do without you, otherwise all you have is another job. Your job should be the entrepreneur duties only. Do you think Lou Brown, Ron LeGrand or Donald Trump do their own inspections? Do you think Lou Brown, Ron LeGrand or Donald Trump use liability issues and professional inspections to their advantage? So shouldn’t farming out the bricks and mortar recon be part of your system?

If a professional inspection is part of your business, should you attend? Our company recommends that you attend the inspection for several reasons. One is that you get educated in the process thus becoming more valuable to your business and better prepared to evaluate similar situations in the future. The inspector is human and can overlook things, so the more eyes the better! If the home inspector and termite inspector are two different people, the client now has two trained people in the attic and/or crawl space. If you’re an advanced investor, attendance may not be necessary. You should be spending your time on creating more business. Send your assistant if you can though for all the reasons mentioned above.