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Thread summary:

Home inspection: realtor, roofing, water well driller, plumber, electrician.

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Old 11-14-2008, 07:23 PM
 
Location: SE Michigan
1,212 posts, read 4,896,493 times
Reputation: 684

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So Barking,
do you know of inspectors that form a relationship (business of course) with inspectors and these inspectors are "prefered"?

Why are they prefered? Is it something totally innoncent, like the inspector is quick, thorough and reasonable... or is it something more?

I personally was suscipicious of the inspector that my real estate agent suggested. So I hired my own.

He found a flat roof that had evidence of water damage (found this buy lifting the tiles on a drop ceiling). He mentioned that a drop ceiling in a kitchen below a flat roof was suspicious and he got on the roof and looked under the drop ceiling tiles, and sure enought a problem that was patched that would later require very expensive repair job. It stopped the deal.

Later we used this inspector to inspect the house we bought. Although there are structural/design flaws that I now do not like, and cosmetic things I would like to update... the "bones" of the house, foundation, appliances and roof are sound. We did replace our furnace after 6 years.. I think that was reasonable time length before needed to repair or replace.

I am just unsure how valuable it would be to have an inspector pre dry wall. I am reluctant to spend $200 - $400 for inspector at this stage of the process.
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Old 11-14-2008, 08:31 PM
 
Location: Cary, NC
43,015 posts, read 76,510,473 times
Reputation: 45323
Quote:
Originally Posted by kcam213 View Post
So Barking,
do you know of inspectors that form a relationship (business of course) with inspectors and these inspectors are "prefered"?

Why are they prefered? Is it something totally innoncent, like the inspector is quick, thorough and reasonable... or is it something more?

I personally was suscipicious of the inspector that my real estate agent suggested. So I hired my own.

He found a flat roof that had evidence of water damage (found this buy lifting the tiles on a drop ceiling). He mentioned that a drop ceiling in a kitchen below a flat roof was suspicious and he got on the roof and looked under the drop ceiling tiles, and sure enought a problem that was patched that would later require very expensive repair job. It stopped the deal.

Later we used this inspector to inspect the house we bought. Although there are structural/design flaws that I now do not like, and cosmetic things I would like to update... the "bones" of the house, foundation, appliances and roof are sound. We did replace our furnace after 6 years.. I think that was reasonable time length before needed to repair or replace.

I am just unsure how valuable it would be to have an inspector pre dry wall. I am reluctant to spend $200 - $400 for inspector at this stage of the process.
I recommend service professionals who:

1. Strike me as competent.
2. Are willing to make extra effort to explain details to clients.
3. Who are communicative and articulate.
4. Whom I believe are honest

Those are my criteria for service professionals I recommend in a transaction. Most of my clients have little first-hand experience with an inspector, whereas I have worked with many.

In the case of home inspectors, I want level-headedness, aggressiveness, integrity, and the ability to present fact without drama and hyperbole. The sequence is stressful enough for my Buyer clients. I also want to see lots of photos to illustrate issues or to enlighten clients on fine points.
It there are issues to be negotiated and resolved, I want to see objective and clear documentation, and definitive statements within the inspector's purvey. I have seen reports on homes in terrible conditions that did not include items that were noted during the inspection, no photos, and no clear articulate evaluations.
I have heard some rampantly stupid and inflammatory statements with no evaluative value from guys who will never get a referral from me.
A job well done for my clients is the reward I seek.

If my clients wish to select their own home inspector, wood-destroying insect inspector, well or septic inspector, engineer, closing attorney, surveyor, I support them in this approach, and will help them recognize the timeline in the contract to arrange these inspections. Face it: If they pick a dud, and there are plenty out there in all service categories, I'm off the hook on the liability for recommending the bum.
I just have to work that much harder to make the poor inspection report work for them.

No kickback or favor from a home inspector would be worth consideration vs. getting a good outcome for the client.
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Old 11-14-2008, 08:53 PM
 
Location: Knoxville
4,705 posts, read 25,184,090 times
Reputation: 6129
I think you have to look at the one that is giving you the "list" and what their motivation is. You also have to look at the ethics of that person.

I can tell you I am on many Realtors lists.
I can tell you I am at the top of many Realtors lists, or circled, or have a star by my name.
I am on that list based on my reputation. I may also be on their list because they have worked with me before, and they appreciate the professional job I do, and want the best for their clients.

I am also on lists of Realtors I have never worked with. I find this out when I ask my client "Who referred you to me?". Some say I was on a list of 3 or 4 their Realtor gave them. Some say their Realtor told them to use me.

I have also been told that I was on their Realtors list, but they didn't trust the list, so they asked some of their friends, and got my name that way, then noticed I was also on the Realtor list.

I can also tell you that I am on some lists of who NOT to call. I'm called too picky by some.

While I do have what I consider good relationships with many Realtors, I am by no means in anyone's back pocket. Honestly, most of the Realtors I work with are honest, ethical business people. I think that most good Realtors understand that to be successful, you have to be in it for the long haul, and not the quick buck. To be in it for the long haul, you have to treat your clients in an honest, ethical, and professional manner. After all, you want them to be so happy with your service, they will tell everyone they know.

Sometimes inspections don't go well, and the people do not buy the house. The good Realtors, don't look for someone to blame, they move on to try to find another house for their clients. The ones that get mad and try to blame the inspector, or appraiser, or the barking dog next door, are not in it for the long haul, and really don't care about their clients.

Yes I do know inspectors that are yes men, and will go easy on inspections to try to please the Realtors. They are pond scum as far as I'm concerned. So if you take a Realtor that is only out for a dollar, add the inspector that is pond scum, you have a lousy combination.

I will sometimes refer a Realtor. But I usually give a list of several I know and encourage them to call them and see if there is a good fit. Sometimes it's the general area they are looking. Mostly it's a personality thing.
For instance:
#1 - middle aged woman, very professional, soft spoken, family oriented.
#2 - Middle aged woman that is wacky. I love her personality. While she is also very professional, she IS wacky, funny and fun and would not be a good fit for some people.
#3 - Older gentleman - very professional, great personality, knows his stuff.
#4 - Young guy - can talk sports, etc, but probably suited for a younger client.
Well, you get the picture. I may not be the best fit for some. I have a pretty dry sense of humor, and some people I think just don't get it. Maybe not a good fit for some.

I think the best referral you can get, for anything, is from friends that have used whatever service recently and were happy. Being on a list, only means you are on a list. What's important is who made the list, and what was thier motivation to add the people to it.
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Old 11-14-2008, 09:05 PM
 
Location: SE Michigan
1,212 posts, read 4,896,493 times
Reputation: 684
well thanks for clearing that up for me. So some inspectors will go easy on an inspection because they are in the back pocket of the realtor.

I wasn't sure if there was a motivation to be dishonest during an inspection.

I am guessing then that an "appraiser" hired by the bank is more impartial and probably more "picky" since his employer is the bank who wants the bottom line on the house and condition of house.

Can an appraiser also moonlight as an inspector? Are they the same type of job?
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Old 11-14-2008, 09:54 PM
 
Location: Knoxville
4,705 posts, read 25,184,090 times
Reputation: 6129
Appraisers and inspectors are really two different professions.

An appraiser is there to tell you or the bank what a house is worth. While they do walk in and around the house, and measure it, they are not really looking at the function of it. They also try to compare what like houses in the area sold for to come up with an accurate figure.

A home inspector usually does not measure homes, and may not even be able to tell you exactly how many square feet it has. They usually have no idea at all of what the house is worth, and do not have the information regarding what houses around have sold for.

INspectors are there to check out the condition of the house, not the value.

It would be very rare that one person does both. Appraisers are licensed in all States I think, where inspectors are only licensed in about half the States. Different education, training, insurance, tools, licensing. About the only thing that is similar is we both work around houses.

We both walk around the outside, inspectors crawl under the house and go into the attic. Appraisers do not.
Inspectors open electrical panels and check out the wiring, appraisers do not.
YOu get the idea.
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Old 11-14-2008, 11:38 PM
 
Location: SE Michigan
1,212 posts, read 4,896,493 times
Reputation: 684
Well, thanks again for clearing that up as well.

You are a wealth of information. rep points for you

[edit] awww, they say I have to spread the reputation points around. City data is a socialist forum...
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Old 02-27-2009, 06:34 PM
 
Location: Central Florida
11 posts, read 26,064 times
Reputation: 10
Default Tips!

When you purchase a home inspection:

1) Make sure you get a qualified inspector.
2) Don't pay for a termite inspection unless required too or recommended by your inspector after completion of your general home inspection.
3) Make sure your inspector has the knowledge & physical ability to perform a complete thorough inspection.
4) Be present at your inspection and watch. You might learn something!
5) Don't trust an inspector who bad mouths all of the other guys.

More to come....
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Old 02-28-2009, 04:18 PM
 
Location: Wherever I park the motorhome
286 posts, read 1,477,712 times
Reputation: 155
How is it that a "certified" appraiser can give you or set the "value" of the property based on size, style, 'looks' and what someone else previously paid for the same type house around the corner last year, when they don't look at or know, the CONDITION of the building?

Did that help drive the real estate values higher'n higher and partially cause our present financial crises?
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