Quote:
Originally Posted by hyperallergic
thanks Garth... how would i know the home inspector is good enough.. ?? should i take one of my realtor's partners.. she has some people who work for her .. or should i just go out and find one myself??
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Oh goodness. That's a hard question for me to answer.
First, let me say that just because a Realtor has them on their list does not make them a bad inspector. However, for me, it makes me question them. A Realtor does not want a deal runied by a too thorough inspection that finds lots of seriously bad stuff. That's why they would have a motivation for suggesting someone who only meets the most minimal investigative standards. It doesn't mean that this is always the case. It would just make me question the inspector a little more.
I would suggest starting with inspectors that are part of a professional organization. Again, it doesn't guarantee that they're the best. It only means that they've taken the time to get themselves certified and that they have been through some classes. Here's a link to one organization:
International Association of Certified Home Inspectors (InterNACHI)
Next, I would interview them and ask to see one of their prior inspection reports. Take a look at what they found and if they appear thorough. I would ask them about their thoroughness and explain that you want a more critical eye than just seeing if the GFCIs work or the lights turn on. Ask them if they will be able to offer such performance.
I would also ask about their knowledge and training about the building codes. Will they be able to comment on code problems? For example, years ago I asked an inspector about the UBC (Uniform Building Codes). His reply was, "What's the UBC?" That told me a lot and I passed on him.
Today I would ask about the IBC (International Building Code that replaced the UBC). Even if I know nothing about any IBC section, just asking about it might get the same response I got from the UBC guy. It would save me a lot of grief.
Just remember that no inspectors will do destructive testing on the house. You can't expect them to tear open the walls, so if a problem is hidden, they aren't superman and they won't be able to find it. You can't blame them for that.
There is one way that you can improve your chances of finding hidden problems. It's particularly helpful in finding hidden water damage. Find an inspector who is trained and certified in the use of an Infrared camera. It can find temperature differences in hidden areas, like behind walls, that result from water intrusion, electrical problems, missing insulation and other things. It's amazing.
Of course you don't want to rely solely on the IR camera inspection. You want the usual stuff, too. I would just recommend it as an additional part of the inspection.
After I first saw the results of an IR inspection, I went out and bought my own camera. It's made by FLIR (Foward Looking InfraRed), the company that makes the IR cameras on police helicopters. I use it for diagnostics on my rentals and in my own home. With it, I've found thin insulation areas, insulation missing from wall cavities, air intrusion originating at the baseplates and entering the home, and leaking windows. It's been a wonderful tool.
I would not recommend that you go out and buy one for yourself. They're VERY expensive and you need training to read the pictures. However, it's an invaluable tool in the hands of a good inspector.
I would also highly recommend that you get a radon inspection. There are two ways to do it. One is with the bag that they hang in the house and the other is with a machine that tests the air over a 48 to 72 hour period.
The issue with the bag is that it only gives you one average radon reading and you can't tell if it's been messed with by the residents. You won't be able to tell if they moved it outside during the test or opened the windows to get fresh air in the house.
The radon machine is different. It can tell if it's been moved. It can also tell if someone opened a window in the house. Each of these things will give falsely lower radon readings. That is why I recommend the machine. You'll be confident that the reading was accurate.
I hope those suggestions have helped a little. Perhaps if you start a new thread about finding a good home inspector, you might get some other responses.
Again, good luck!
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