Tips on Home Inspectors and Reading an Inspection Report
As a licensed Professional Home Inspector, below are some questions you should ask when interviewing a home inspector:
- Can you explain your inspection process
- How long does it take for the inspection
- What type of report do you provide (checklist or narrative)
- Do you walk on the roof
- Do you use a moisture meter in areas prone to moisture problems
- Do you use a gas sniffer on all gas connections
- How do you check the A/C and furnace
- Do you use a Digital Level when checking the foundation and include those measurements in your report
- Do you take pictures
- How soon do I get a report
- How long have you been doing home inspections
- On average, how many hours of education do you do each year
I know you are already spending a lot of money on your down payment and closing cost, but do not base your selection of an inspector by the cheapest inspection. Remember you get what you pay for. This is a large investment and its better to lose the cost of an inspection fee compared to losing more moving into a "Money Pit".
Understand that home inspections are based on what the inspector can visibly see and what they have access to. Inspectors can not see through walls, behind counters with built in appliances, they do not move furniture, can not inspect every inch of an attic, and can not tell you if a roof will leak or not if there are no indications for them to see. You will want to talk in depth to the inspector as to what they can do and what they can not do. In the state of Texas, all inspectors must be licensed by TREC (Texas Real Estate Commission)
There are many styles of reports used by property inspectors, including the checklist, computer generated using inspection programs, and the narrative style.
Some reports are delivered on site and some may take as long as 24 hours for delivery. All reporting systems have pros and cons.
The most important issue with an inspection report is the descriptions given for each item or component. As a former Professional Home Inspector, I found a large number of home inspectors lacking in good report writing and communicating their inspection results to their client. A report that indicates the condition as "Inspected", "Not Inspected", "Not Present" or "Deficient" without a detailed explanation is vague and can be easily misinterpreted. An example of a vague condition would be:
Kitchen Sink: Condition - Deficient.
This description does not give the homeowner an idea what is wrong. Does the sink have a cosmetic problem? Does the home have a plumbing problem? A good report should supply you with descriptive information on the condition of the site and home. An example of a descriptive condition is:
Kitchen sink: Condition - There are rust stains and chips in enamel finish, which may require refinishing the sink. Recommend sealing sink at counter top.
As you can see, this narrative description includes a recommendation for repair. Narrative reports without recommendations for repairing deficient items may be difficult to comprehend, should your knowledge of construction be limited.
Take the time and become familiar with your report. Should the report have a legend, key, symbols or icons, read and understand them thoroughly. The more information provided about the site and home, the easier to understand the overall condition.
At the end of the inspection your inspector may provide a summary with a question and answer period. Use this opportunity to ask questions regarding terms or conditions that you may not be familiar with. A good inspector should be able to explain the answers to your questions. If for some reason a question cannot be answered at the time of the inspection, the inspector should research the question and obtain the answer for you. For instance, if the inspector's report states that the concrete foundation has common cracks, be sure to ask, "Why are they common?" The answer you should receive will be along these lines: common cracks are usually due to normal concrete curing and or shrinkage. The inspector's knowledge and experience is how the size and characteristics of the cracking is determined.
It is recommend that you accompany your inspector through the entire inspection or be there toward the end of the inspection if possible. The inspector should take the time at the end of the inspection to help you understand the condition of the home and the details of the report.
Read the report completely and understand the condition of the home you are about to purchase. After all, it is most likely one of the largest investments you will ever make.
If you have any further questions, please fill out the form below, or you may call me, or send me an email, and I will be glad to get back with you.
