Home Inspectors: Specters of Heartache or Happiness?
In an article about home inspectors, the Seattle Times wrote that they are a “jack of all trades…”. That may be true but the Times didn’t finish the rest of that cliché which says “…and a master of none”. In most cases, home inspectors do have to complete a course of study and pass a state examination to be a “qualified” inspector. They are expected to be well versed in plumbing, heating, air conditioning, electrical, carpentry, pest identification and control, roofing, foundations, siding, painting, hazardous materials, i.e. lead paint, asbestos, etc., and all these trades take years of apprenticeship to gain journeyman status and years of trade work to become proficient. So one must beg the question; can a person open a book and study the contents for a short period of time, take a state instituted test and become a proficient, qualified inspector?
What is the purpose of a home inspector then?
It depends on what state you are living in and who hires the inspector. For example, in Washington state home inspections are a requirement before a home, new or used, no matter what the age, can be financed and sold. The home inspection report is sent to the finance company who must approve it before the sale can be completed. If there are any discrepancies on the report, the finance company will require the discrepancies to be corrected before the loan will be approved.
Individual homeowners may hire an inspector before buying or selling a home to help them identify areas of needed repair. Individual buyers may want a home inspector to offer them reassurance that their prospective purchase is in reasonably good condition. These are valid concerns for most and a good reason to hire an inspector.
Should you hire a home inspector if you are considering selling your home?
Here are some things to ponder before taking that step.
-Make certain the inspector is not just state certified but has a good reputation in your community and is well versed in the various trades. Don’t be swayed because he or she looks “old” or “experienced”, has a good line to sell, or an impressive logo on their vehicle.
-Be wary of anyone who says he or she has been in the trade for a certain number of years but offers no specifics. Ask questions like “what trade”? Ask for credentials that are verifiable, and verify them.
-Ask to see the completed report.
-Question carefully any statements about major areas of the home that need repair. Many home inspectors that have been hired by third parties, or that third parties have required you to hire, may write up certain things for needed replacement like water heaters, furnaces, roofs, plumbing, electrical or other areas to cover the party that hired them, in case of possible failure at some point in the future. There may be nothing wrong with the unit or component.
-Be sure to get third party corroboration before agreeing to replace things like water heaters, furnaces, air conditioning, or any other major component of your home. Just because there is some light surface corrosion on a furnace panel or the top of a water heater, for example, may not be sufficient reason to require its replacement. A few light spots of moss on a composition roof may not be reason for an immediate roof replacement, especially if it is a relatively new roof. All one may need to do is clean off the moss.
If you are selling your home and an inspection is required by the buyer’s real estate agent or company or the buyer’s financial institution, you would be wise to carefully scrutinize the resulting report. Be aware that the report is not for your benefit but the buyer’s and the protection of the lending financial institution.
Some home inspectors love to toss around key phrases like, “you’ve got some serious dry rot, here”, or “your insulation is �worn’ or �compressed’ and you’re going to need to replace it”. Get some help from a competent tradesperson to determine the true state of the problem and you may find the repair, if one is even needed, may be extremely minor.
Like any industry, home inspectors have their fair share of charlatans and incompetents. Take your time in selecting one. Do your homework, don’t leave it to others to do. Ask plenty of questions, check credentials, ask for references, ask to see the completed report and don’t hesitate to get a second opinion from a qualified tradesperson, one who specializes in the so called problem area.
Ask if the home inspector is a member of one of the following associations: the National Association of Home Inspectors: www.nahi.org , the National Association of Certified Home Inspectors: www.nachi.org., the American Society of Home Inspectors: www.ashi.org., or the Better Business Bureau www.betterbusinessbureau.org.
Most important, recognize that a home inspection will not identify problems that may crop up in the future. It can only attest to the state of the home as it exists at the moment. Any claims to the contrary should be a sure fire key to a home inspector’s credibility.
