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Old 01-12-2011, 11:10 AM
 
Location: Raleigh, NC
310 posts, read 541,946 times
Reputation: 881

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I am not sure how I should go about choosing a home inspector. I trust my realtor to provide a list of qualified and competent inspectors, but I also believe that one should ‘trust but verify.’ What better place to go for advice than an internet discussion board?

I’ve checked out previous threads and seen the advice to check that they are members of ASHI and to ask how many inspections they have performed, but how can I assure myself that they actually will perform a thorough inspection? What questions should I ask about what they will be checking? Are there things that are commonly overlooked or glossed over that I should make sure are checked?

How long should I expect an inspector to take for a 2400 sq foot, 2 story, 2.5 bath house with one fireplace (city utilities and sewer, all electric). Should I expect the inspector to spend 2 hours in the crawl space going through every inch or should he just open the door and shine a flashlight in? I suspect somewhere between those extremes. Likewise for the roof – should they walk over every inch of the roof or just climb a ladder and take a quick look.

Sorry for the long litany of questions, but I’m fairly ignorant and want to come away from the inspection confident in what was done rather than having the feeling that I’ve been through a dog and pony show and not knowing what to ask.

Thanks for any insight you have to share.

Last edited by slim2none; 01-12-2011 at 11:13 AM.. Reason: formatting
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Old 01-12-2011, 11:27 AM
 
Location: Raleigh, NC
12,459 posts, read 30,375,939 times
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Since your Realtor provided you with a few names and you've check to verify that they are indeed licensed, I'd ask your Realtor how often she has used them and if she has had any issues with their service.

I only recommend those lenders, inspectors, attorneys that I have worked with and KNOW that they will do the best job for my clients.

Inspectors usually take between 3 to 4 hours to do an inspection. It is a good idea for you to be at the inspection. Spend time walking around with the inspector. Ask questions.

In NC, if a home inspector finds a roofing issue, NC dictates that he write it in his report BUT that he also write in that you should have the roof inspected by a roofing specialist. A home inspector is the first line and if he detects any issues that require a specialist, he will write that in the report.

Vicki
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Old 01-12-2011, 12:00 PM
 
Location: Cary, NC
792 posts, read 4,249,416 times
Reputation: 1342
sacredgrooves gives a great deal of time to this forum and always offers outstanding advice about all issues house-related. Why not hire him for your inspection? His company is A-1.

A-1 House Inspectors
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Old 01-12-2011, 12:07 PM
 
Location: Holly Springs
3,970 posts, read 10,230,511 times
Reputation: 3198
Thanks! I love helping out my fellow forum members. Excuse the website, I am revamping it currently....and that is NOT something I am an expert in lol.
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Old 01-12-2011, 12:35 PM
 
234 posts, read 781,436 times
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You made your first error right there!! Find your own inspector that has no ties to the Realtor. Hopefully someone here will recommend a good one for you.

John


Quote:
Originally Posted by slim2none View Post
I trust my realtor to provide a list of qualified and competent inspectors.
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Old 01-12-2011, 01:27 PM
 
61 posts, read 115,169 times
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Good luck with the inspection! I hope the house is clean and healthy!
Hopefully you have a realtor who is really looking out for you
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Old 01-12-2011, 01:55 PM
 
Location: Holly Springs
3,970 posts, read 10,230,511 times
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[quote=JohnNC;17378726]You made your first error right there!! Find your own inspector that has no ties to the Realtor. Hopefully someone here will recommend a good one for you.

John[/QUOTE

As a nature of our business, we basically all have ties to Realtors. We become trusted and familiar so we form a loose business relationship. That does not mean we cannot be objective though. If a Realtor expects something other than the truth, few inspectors would take on that liability. The end result would be us paying for the repair later and possibly losing our licenses. If a Realtor recommends us, it is typically because they have seen we are competent firsthand. There is not much in the way of collusion around here.
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Old 01-12-2011, 01:57 PM
 
Location: Cary, NC
39,077 posts, read 67,717,370 times
Reputation: 39975
[quote=sacredgrooves;17380104]
Quote:
Originally Posted by JohnNC View Post
You made your first error right there!! Find your own inspector that has no ties to the Realtor. Hopefully someone here will recommend a good one for you.

John[/QUOTE

As a nature of our business, we basically all have ties to Realtors. We become trusted and familiar so we form a loose business relationship. That does not mean we cannot be objective though. If a Realtor expects something other than the truth, few inspectors would take on that liability. The end result would be us paying for the repair later and possibly losing our licenses. I do not care how much I like a Realtor, business is business and we are only beholden to the buyer in those situations. Much more often than not, they understand that as there will come a day when we are on opposite sides of the equation for their listings.
Right.
It is amazing how some consumers will bust their arm patting themselves on the back for independently finding some bum to booger up an inspection report.
At least they didn't fall for the competent guy their agent knows!
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Old 01-12-2011, 02:01 PM
 
Location: Holly Springs
3,970 posts, read 10,230,511 times
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I can definitely see how they can come to the conclusion though. I would be more afraid of the 70% of the local inspectors that should be in another line of work personally lol.
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Old 01-12-2011, 02:11 PM
 
Location: Cary, NC
39,077 posts, read 67,717,370 times
Reputation: 39975
Quote:
Originally Posted by sacredgrooves View Post
I can definitely see how they can come to the conclusion though. I would be more afraid of the 70% of the local inspectors that should be in another line of work personally lol.
Had one a while back write up a loose toilet seat.
I'm still amazed he didn't recommend a licensed plumber, complete with a permit, for that project.
Then he called and asked me for my lockbox code to get his radon stuff out of the house.
Now, there's a rocket scientist.



(No. For the record: It was NOT sacredgrooves....)
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