I hear it time and time (and time) again from people buying a home "I want an inspector that is going to be very detailed and go over everything" But, do you think that is the only thing you should want in an inspection? I hope not. Or sometimes I will get the buyers who choose an inspector based on price. Maybe the cheap inspection will save you some money, right? Not in the long run folks. If he misses things or doesn't recommend further inspections that may be needed, then you could be left buying a house and finding out very soon that there were things that were overlooked that can cost you a pretty penny to rectify. And at the other end of the spectrum, maybe the guy who charges more will be extra good, right? Not necessarily. So then what makes a good inspector and where do I find one? Well, the best place to find one is to ask your real estate agent. We see dozens of inspections each year, so it is likely that we have a few people's names and numbers that we can give you to choose from. It is also likely we have a few names and numbers you should avoid.
Finding a good inspector is really like finding a good doctor. And sometimes you want someone who delivers the news in a way that best suits your personality. Some people like it as frank as you can give it. Others need gentle explanations of what is going on. And a good inspector should be able to read you, read the situation, and do the same. They should treat a first time home buyer the way a first time mother-to-be should be looked after. You don't want an inspector to overload you with negative news delivered in a harsh, cold, matter-of-fact way. You want someone who is going to give you all the important news, in a way that you can understand, and also let you know that there are solutions to just about everything. And this is VERY important so listen up here...some inspectors like the roof, chimney and sewer inspectors may also give you news in the hope that they can benefit by fixing what they find (and I have seen inaccurate diagnoses plenty of times). I hope you got that point.
Here are a couple of real stories from inspections:
During a recent sewer inspection the man doing the job said there were a lot of roots in the pipes (by the way, no trees anywhere near the front yard where the pipes are) as well as some separation. (This man was hired based on his low quote to do the inspection) He estimated anywhere from $5,000-$10,000 to fix the problem. Another sewer inspector came out for a second opinion (this company cost a only $100 more than the other one) and wound up cleaning the pipes out, which were just filled with bathroom products and viewing the separation with a higher grade camera to point out that the separation was extremely small and minor. The total cost from this company for repairs was about $200.
At a home inspection this week the buyers chose an inspector that was recommended by their friends because he was said to be thorough. This inspector delivered his findings to the buyers in the same manner Rush Limbaugh delivers his news. This inspector was so over the top, matter-of-fact, and dramatic. And the clients are first time buyers. Some of the issues he pointed out were that the board along the floor surrounding the water heater in the closet it too high and could cause you to trip and that, to him, was a big safety issue. To paint a clear picture to you about this, the closet was only big enough to hold the water heater and not much else...therefore walking into it is not an option. He also mentioned that a small pipe that drains water from the A/C needs to be looked at since the water coming from this pipe can create a puddle in the dirt on the side of the house. When I asked him why this was a problem his answer was "Because mosquitoes like water and you don't want that" This puddle is situated just near their pool, by the way.
So hiring the right inspector is a very important decision and the cost of a good inspection is worth more than you will ever know. Your real estate agent most likely knows a number of good ones you can call, or they should easily be able to find some from other agents they know. So please take the time to find a good one, and listen to your real estate agent's advice. After all, our main job is to look after you and your best interest. And if you live in the LA area and would like any recommendations on good inspectors, feel free to give me a call and I would be happy to help. And when you are ready to buy or sell, I am happy to help with that as well.
Good blog from a great agent. My favorite point is that most issues found by a home inspector are fixable and the best inspectors will offer solutions!!
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