In these days of neglected short sale and foreclosed homes, it's extremely important to choose the right home inspector. This is equally important whether you act for the buyer or seller. If you are the listing agent you are responsible for the buyer's inspector that you allow into your seller's home.
First, ask to see the inspector's license or certification prior to allowing him/her into the home. I ask to have this info faxed or emailed to me for my file. In addition, ask for current liability insurance, worker's compensation and errors/omissions insurance. Also ask for proof that you, as the realtor, are indemnified from any errors the inspector might be responsible for. If the inspector can't provide all of this, don't recommend him to your buyers, and don't allow him in to your seller's house.
Second, ask how many inspections the inspector has performed personally, and how much and what kind of continuing education he has taken in the last year, and decide if you want to rely on this person's expertise.
Third, ask for the inspector's affiliation with a national or international home inspectors' association, such as NAHI or ASHI.
Next, ask how long the inspection will take, if it is being performed using the state's Standards of Professional Practice, and if he will be providing a copy of those standards to the buyer. Using those standards, an inspection should take a minimum of three man hours. On a larger house, it can take up to 8 or more man hours. If not, find another inspector.
Fifth, ask if the inspector will be training anyone during your inspection. If so, note that the trainee is not allowed to perform any tests or inspecting of house components without direct supervision. The trainee is not there to lighten the inspector's load and do half the work.
Six, ensure that your inspection will be completed on site, and discussed with the buyer on site or soon after, if the buyer can't be there. The report should have both check list and narrative, as well as photos, and should be emailable to the client. It should not be hand written in this electronic age.
Seven, ask what extras will be performed. Termite inspections, infra-red and mold inspections, energy audits all require further training, tools and time, and consequently cost more. Ask to see those certifications as well.
Remember, legitimate inspectors will always be willing to provide all this information and more, and most short sales and almost all bank owned properties require every bit of the inspector's expertise as they have usually been neglected for a long time. Without ongoing maintenance, houses deteriorate quickly. Never look for the cheapest price when shopping for a home inspection. Look for everything listed here, and you won't be sorry later.
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Mary is a bitt off the mark, in that it is not her responsibility or right to insist on anything not required by law, as it pertains to "allowing" the inspector into the home. In fact, she is not responsible for the inspector. In states where inspectors are licensed, she would only be able to ask for the inspector's license and other items which may be required by law. However, if the buyer insists on using an unlicensed inspector, all that would be required is an affadavit where the buyer waived the inspection.
ReplyDeleteRealtors are not responsible for the actions of the inspector. The inspector is responsible for his or her actions, including theft and damage. The realtor is the third-party when it comes to the inspector. The contract is between the client and inspector, and that's as far as it goes. Where the agent recommended the inspector, and in the event of a lawsuit, the agent can be named in any lawsuit where the inspector is accused of an error or omission. The best advice I can give realtor is to keep at arms length between the client and inspector.