Home inspectors must have a home buyer 100% convinced from the moment they arrive at the property that the inspector is working for them and them only. If anyone discovers that the inspector is more interested in what the sellers think than what the buyer cares about, it’s time to stop the inspection and hire someone who puts the buyer’s interest above future references.
Expert inspectors should know that the biggest problem in any home is water. Water is the most destructive force known to man. Water infiltration in a house should be treated as an emergency, as it will cause great damage in a very short time. Water (moisture) is also necessary for mold growth, another hazard that can be expensive to cure.
Home buyers should ask about the skill level of the person they hire. Don’t rely on a license as a minimum qualification, as inspectors can be licensed anywhere in the US (if your state has licenses) in just a few weeks with very little hands-on experience. If you had to choose, would you hire a doctor or lawyer just out of school, or would you prefer one with at least 15 years of experience? Spending a few hundred dollars more to get the most qualified person you can afford can save you tens of thousands of dollars later.
Most of the time should be spent looking for water damage, signs that water damage has been covered, and looking for potential water damage.
Home buyers should also look for water damage and signs that water damage has been covered during and before inspection when looking for a home.
While many home buyers are impressed with the new carpet in the basement or the freshly painted ceiling in the upstairs bedroom, a qualified home inspector should have alarms going off in their head, as both are signs of trouble and problems with the home. Water.
Home inspectors should also look for any signs of amateur work done on the home. One of the biggest and most easily overlooked problems in the home is faulty wiring installed by amateurs. Simple mistakes like missing junction box covers, wiring that isn’t properly secured to the structure, and electrical receptacles that aren’t properly wired are the signs that qualified home inspectors look for that there are other problems to look for. they can be unsafe and create real fire or electrical shock hazards.
A very serious problem that is an easy mistake to make and an expensive one to fix is when unskilled people run Romex (plastic wire) through openings in metal foundation posts. What a homebuyer sees is a newly finished basement all painted with new carpet and a big TV with some big comfy recliners. What a skilled home inspector sees is a fire and electrical shock hazard waiting to happen when the sharp edge of a steel stud wears through Romex wiring one night. A qualified home inspector also knows that the renovation was not done with the necessary and required permits, inspections, and approvals, which creates another problem. The cure for the simple problem (using Romex cable instead of BX) is to remove and replace the drywall on the walls, and often remove and replace the suspended ceiling that is attached to it.
Home inspectors must evaluate a home to determine if there are major defects that affect the safety and habitability of a home. Many of the problems I tell clients that are important are conditions that have not yet caused a problem. Faulty leveling (ground that is not sloped away from a house) is frequently mentioned as a major problem, even if water infiltration has not yet occurred. Many homebuyers are discouraged by listing agents from pressuring the landlord to fix the problem because they haven’t caused a problem yet. I know from 18 years of experience that when first-time homebuyers move in, they will have a limited number of dollars to spend, and they are likely to spend their dollars on the interior of the home by putting off grading the exterior. One day there is a big rain storm and the basement floods. After the basement floods, the new homebuyer suffers massive damage. A review of the written report may remind you that the problem was clearly mentioned in the report, however, the damage has already been done and simply cannot be reversed.
Obtaining a referral from your attorney is recommended. Your attorney likely knows which home inspectors take the honest and professional business approach (telling clients what they need to hear rather than being part of the sales team). Homebuyers using seller-recommended home inspectors may not be aware of the potential due to a conflict of interest.
