Good evening. I just purchased a home in the Pittsburgh area and I’m interested in getting it inspected. My realtor suggested a couple inspectors, but there are obvious reasons a realtor might suggest a soft inspector. Besides the Better Business Bureau, does anyone have a good source to check out inspectors? I don’t know many people in Pittsburgh.
Thanks!
Replies
Well, usually, the right time to have a home inspected is BEFORE purchasing it, and that would be the time to suspeect a realtor recommendation. Realtor recs are not necessarily bad though.
Since you already bought it, there is a very practical basis for getting a professional inspection - just make sure to prequalify the inspector to determine if he has any experience and knowhow by interviewing him on the phone first.
Welcome to the
Taunton University of Knowledge FHB Campus at Breaktime.
where ...
Excellence is its own reward!
Thanks for your responses so far. Perhaps I should clarify. I have a contract on a home but I have a home inspection contingency on it. So, the negotiating is not yet over...I was hoping for a website out there where people posted about their experiences with specific inspectors. I've heard all the talk about hiring a member of the American Society of Home Inspectors, but I hired an ASHI inspector 4 years ago that missed a hole big enough in the foundation that I could reach my arm through. Please keep the responses coming!Jon
You might want to also check out Angie's List, a "Consumer-driven organization that collects customer satisfaction ratings on local service companies in more than 250 categories"
http://www.angieslist.com/AngiesList/
I belive you can get limited information from it for free, but more information on it if you are a subscriber. I've heard lots of people swear by Angie's list....but have not used it myself.
Good luck,
Jennifer
Edited 12/29/2006 12:30 pm by Jen
I just joined (since they're new to the Bay area, I got a 1 year membership for free), and since I am looking for a roofer among other things, I took a look around. It looks great, like just the kind of information I am looking for.Nonmembers can access the online forum, but only members have access to the ratings and member reports, which are where the real value lies.I find the rating questions much more useful than the ones used by Bay Area Consumer Checkbook, and greatly appreciate having actual comments by customers, as well as both positively and negatively rated companies available. Other ratings sources, such as Berkeley Parents Network, discourage negative postings except in response to a previous post by someone else, and there are often plugs for so-and-so's husband.Rebeccah
I agree the HI should have a check off list. Not for the inspector but for the HO. Plus the HO should be given a complete report. In some cases with pictures.
View Image Official Jeff Buck Memorial Tagline "
>>Plus the HO should be given a complete report.The HI works for the buyer (in most cases.)The Report goes to the client - the person who hires the HI. It's up to client as to who gets a copy.But the report and the liability of the HI only goes to the client: in preparing the report the client's interests and knowledge levels are taken into account. The ASHI Standards of Practice (and all others) require a written report. A checklist is just one type of report, and the pre-printed checklists are pretty limited IMO.
"Law reflects but in no sense determines the moral worth of a society. The values of a reasonably just society will reflect themselves in a reasonably just law. The better the society, the less law there will be. In Heaven, there will be no law, and the lion shall lie down with the lamb. The values of an unjust society will reflect themselves in an unjust law. The worse the society, the more law there will be, In Hell, there will be nothing but law, and due process will be meticulously observed." Grant Gilmore "Ages of American Law"
"Well, usually, the right time to have a home inspected is BEFORE purchasing it, and that would be the time to suspeect a realtor recommendation."Dat true.But I supsect that he has written a contract to purchase said home and it has a contingency clause based on it "passing" inspection.I am willing to bet 3 dog biscuits and a the lint in my pocket on this..
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Hey every group has to have one. And I have been elected to be the one. I should make that my tagline.
Looks like he confirmed your rightness as you were a-typing.
I suspected this as well, but responded to as he wrote.
Welcome to the Taunton University of Knowledge FHB Campus at Breaktime. where ... Excellence is its own reward!
A milkbone will have to do.View Image
http://www.quittintime.com/
After three years in the home inspection business, I moved to the commercial inspections under the roof of an architectural firm. More professional, more respect, more technical, more honest!
Locally, most of the inspections are done by the realtors chosen few. The honest and well knowledged inspectors are quietly blackballed out of the "preferred" list through the gatherings at the local realtor meetings.
I met one of their "pets" on an inspection...he asked me how many I had done for the day? To which I replied that it was my only one....3 hrs on site and 2-3 hours on the report...enough for one day!
He laughed at me and said the realtor had him set for four that day and he would be done at 3 pm...reports and all! He boasted that he could usually write $2500-$4000 per week!....and the realtor kept him busy!
No wonder "O & E" insurance is through the roof!
In this area, "pet inspectors" and the realtor's 7% factor makes the probability of having a "good inspection" slim. Find the inspector the realtor dislikes the most!
In Illinois a General Contractor can "inspect" if it is attached to an estimate of potential repairs........But....this is another can of worms. Almost as bad as the inspectors.
Good Luck....in a poorly designed system to protect the public!
.................Iron Helix
PS...as with any profession, greed and dishonesty corrupts their image & reputation!
Edited 12/27/2006 9:45 pm by IronHelix
Wow. Thanks for all the responses. Would it tend to send you towards or away an individual if they're a former president of the local ASHI chapter? My realtor gave me a flyer with all the local ASHI member names.Thanks again
>>Would it tend to send you towards or away an individual if they're a former president of the local ASHI chapter? My realtor gave me a flyer with all the local ASHI member names.Such activity doesn't really tell you anything. Some people go for that because they think it'll look good. Some do it because they want some power.And some do it because they have a legitimate interest in improving the industry.Word of mouth is also a good source, but remember there are some people out there who just don't get it. And generally, people prefer to bitch than to praise.There's a fellow in Toledo who badmouths me: I found a serious chimney problem, told him to have it checked further by a masonHe had it checked by a mason who told him $5,000 for repairs. He bought the house. A year later a friend of his looked up the chimney and freaked. He called me. I went out, looked at it, and showed him my report that identified the problem and made the recommendation. I thought he understood. A few months later I got a letter from his lawyer. I explained the situation to his lawyer. He understood.A few months later I got a call from "Action News." I explained to them. They understood.He still badmouths me because I wouldn't pay for the repair I had warned him was needed.Go figure.An ASHI inspector missed something?Doesn't mean anything about other ASHI inspectors.
"Law reflects but in no sense determines the moral worth of a society. The values of a reasonably just society will reflect themselves in a reasonably just law. The better the society, the less law there will be. In Heaven, there will be no law, and the lion shall lie down with the lamb. The values of an unjust society will reflect themselves in an unjust law. The worse the society, the more law there will be, In Hell, there will be nothing but law, and due process will be meticulously observed." Grant Gilmore "Ages of American Law"
Oh, yeah: BTW, I recommend reading through the ASHI Standards of Practice to get an idea of what an inspector can and can't do: http://www.ashi.org/inspectors/standards/standards.aspAll inspectors should be doing something along those lines even if they don't belong.And they should be familiar with the ASHI SoPs.
"Law reflects but in no sense determines the moral worth of a society. The values of a reasonably just society will reflect themselves in a reasonably just law. The better the society, the less law there will be. In Heaven, there will be no law, and the lion shall lie down with the lamb. The values of an unjust society will reflect themselves in an unjust law. The worse the society, the more law there will be, In Hell, there will be nothing but law, and due process will be meticulously observed." Grant Gilmore "Ages of American Law"
In MO the RE agents can't supply or recommend an inspector.If asked they can only give a list.And they don't want to be in the middle. If there turns out to be a problem they don't want the client to be able to come after them..
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Hey every group has to have one. And I have been elected to be the one. I should make that my tagline.
83363.17 in reply to 83363.11
In MO the RE agents can't supply or recommend an inspector.
If asked they can only give a list.
And they don't want to be in the middle. If there turns out to be a problem they don't want the client to be able to come after them.
Pretty much the way it is in Arkansas too.
I checked into being one pretty seriously.
Its not required either .
But anyway, you get a list of inspectors when you sign your papers for a house here.
Well first you get your right to one and be informed. If you dont mention anything they move on so you have to ask most of the time . All they are required to do is make you aware on a form . If you ask about an inspector they give you a list of ones in the area. The black balled ones are not on the list and not mentioned. As far as they are concerned they dont know them . They wont speak good or bad about one or help with the process one bit.
All they are sure of is they gave you an imformation sheet about home inspection.
Tim
I hate to say it, this is a question for BOB, he be around in a minute.
Home inspectors, chuckle. I'm sure I'll get pounded for this but it's another one of these occupations that attracts people who are looking for fast money without expending a lot of effort. Kind of ruins it for the few good ones who take the job seriously. If your going to go that route you might check with the loan officer at the local bank as they have a big stake in wether a house is up to snuff or not.
There are a lot of shysters and inexperienced ones out there.One place you might want to check for recommendations locally is the bank where you will be financing. They will want their interests protected and may know who are the good ones.Also, contact the home inprovement contractors you trust, if any. They may be like I am - I have read the inspection reports of quite a few before doingt my own inspection for new owners to begin work. I have an idea of which ones do a job worth spit and which ones just do a cursory fill in theblanks quicknod job locally here.
Welcome to the Taunton University of Knowledge FHB Campus at Breaktime. where ... Excellence is its own reward!
Like all businesses, there are good inspectors and crummy ones.
In most states, it is far too easy to get into the business and thus there are some pretty lame inspectors out there. They generally don't last very long.
I think the prevalence of inspectors who go easy and/or let stuff slide to gain favor with real estate agents is exaggerated, but maybe that's just my area.
Ultimately, such inspectors get nailed. (And I believe most people want to be proud of the work they do and want to feel that it is valuable.)
I believe one can be a good, honest inspector and get referrals from agents. There are plenty of agents who want to do right by their clients.
Here's what to look for: Experience. At least 500 inspections +/-. It takes that long to get good and to have pretty much seen "it all" (or enough of "it") plus, that indicates having been in business for awhile.
Membership in ASHI (current or past) In my opinion, NACHI membership is a joke, and NAHI seems to be fading. (In my opinion, ASHI went a bit off course for a few years and I let my membership lapse. I have since rejoined.)
Ask the inspector what he/she does to stay current and to improve. The details of the answer aren't as important as the overall tenor: "Huh?" as compared to "I read a lot/attend seminars/attend continuing ed classes" or whatever.
Good communication skills. All of the technical knowledge in the world doesn't help if it can't be effectively communicated.
I recommend looking for an inspector who discusses expectations - what an inspector can do, what he/she can't do, and what can be done within the time available under local market rates.
In my area, the local market rate doesn't pay for much more than 3 hours of time. So, in having done over 3000 over the course of 9 years, I've learned how to best use that time available. And I make sure my clients know what to expect and what not to expect.
Look for an inspector who focuses on solutions. Spotting problems is the easy part. Making sure the client understands what the solutions involve and the relative importance of the problems is equally significant (and harder, in many cases, depending on the client.)
I don't know any inspectors in your area well enough to recommend anyone, but if you like, I can email you the name of a real estate agent for whom I have very high regard who will probably be willing to give you some names.
"Law reflects but in no sense determines the moral worth of a society. The values of a reasonably just society will reflect themselves in a reasonably just law. The better the society, the less law there will be. In Heaven, there will be no law, and the lion shall lie down with the lamb. The values of an unjust society will reflect themselves in an unjust law. The worse the society, the more law there will be, In Hell, there will be nothing but law, and due process will be meticulously observed." Grant Gilmore "Ages of American Law"
Get a hold of Jeff Buck of Buck Contstruction. He lives in Pitt and knows lots of people there. He's a good guy. He'll hook you up.
View Image Official Jeff Buck Memorial Tagline "
I suppose that home inspectors, even with their flaws, are a necessary evil. All too often, I have seen major defects concealed, or misrepresented.
That said, don't bet the farm on the HI. I've seen far too many whose ambition exceeded their expertise. It takes more than reading a code book, or a dose of "I'm the expert" attitude.
As an example, when my place sold, the HI certainly noted the non-functioning faucet and the broken toilet .... but completely missed the cracked foundation (the place is literally split in half, with the halves moving apart).
Moreover, the seller is likely to adopt a "take it or leave it" attitude.
Another source for finding an HI is http://www.nachi.org .
>> It takes more than reading a code book, Absolutely. We don't do code inspections, for starters, and use code simply as a starting point, A good HI doesn't simply spot problems or technical shortcomings. He/she evaluates the performance of a house and its components.>> or a dose of "I'm the expert" attitude.Any HI worth his/her salt takes a "I'm a generalist" attitude, and "there might be times when I refer you to an expert.">> Moreover, the seller is likely to adopt a "take it or leave it" attitude.Not in a buyer's market.>>Another source for finding an HI is http://www.nachi.org .NACHI is, in my opinion, a joke. When it first started, my then 14 year old daughter grudgingly took the on-line test and missed by 1 question.It does great marketing, though.I'm curious: you lambaste (some) HIs for taking an "I'm an expert" attitude. Yet you take the same attitude re HI's, and yet don't seem to know much about the business. Whence your "expertise?"
"Law reflects but in no sense determines the moral worth of a society. The values of a reasonably just society will reflect themselves in a reasonably just law. The better the society, the less law there will be. In Heaven, there will be no law, and the lion shall lie down with the lamb. The values of an unjust society will reflect themselves in an unjust law. The worse the society, the more law there will be, In Hell, there will be nothing but law, and due process will be meticulously observed." Grant Gilmore "Ages of American Law"
My experience with home inspectors when I sold my condo and purchased my home was that they typically evaluate the condition of the home elements based on the age in addition to whether or not the water pressure was good and how long it took for the hot water to come out of the faucet. They'll pull out a receptacle or two in a remodeled space to see the connection, they will note if the insulated windows have a broken seal, etc. They note the obvious if they see the obvious, they note the less obvious if they have a check list which they use and if they care about doing their work diligently and not just trying to pack in a certain quantity in a day.
As in all professions, you have quality people and hacks.
In 1992 I had a home which I sold. The home inspector came and just picked the place apart. The home was only 8 years old. I lived in the home with my family and knew there was not anything wrong. The realtor we used was a friend of mine and he came back telling me some rather stupid things the inspector wrote in his report. We had a drain in the back yard to drain any water out. For example when he looked in the drain there was water in the bottom of it. When I called him up after the report came out he was mincemeat. I told him that if the house did not sell he would be in court. I asked him if he checked the drain to see how well it worked. He told me he had not. I proceeded to tell him that the kind of drain I used had the drain pipe at the top and not the bottom. The bottom was used to trap any sediment and not push it through the drain pipe. He wrote in his report that there were certain code violations. I asked him to open his code book and give me the page number. He did not even own a code book. He did not know that I was a general contractor and had my code book in hand. I would have liked to have confronted him in person with the potential buyers there and seen the look on his place.
Try Richard Malin, 412.373.2211 He is very good and very practical about assessing the condition of the home.
Dante Oliverio
http://www.peerlessrenovations.com
Looks like I hit a nerve. Getting away from my own blessings and curses, one doesn't need to look far to see why the "Home Inspection" field is subject to some skepticism. There are a number of forums for home inspectors. Visit any of them, and you will quickly find posts that:
- have an HI being confused when he encounters something "strange" that is really quite common (he just hasn't seen it before);
- have an HI confusing design preference with code;
- have sundry members speaking in the most arrogant terms of their inspections, their expertise, and their opinions. In addition, a fair number are little more than self-appointed folks who saw a way to get a side business going. Being 'the inspector' feeds their ego, without the bothersome restraints faced by government employees. They often come from occupations that have nothing to do with either building or inspecting. They might have completed some courses at the local community college. Now, you might say that's just "opinion." You might read some sort of "bias" in these comments. Fair enough ... opinions are like fingers (most of us have a handful of them). Just go to the sundry HI forums, and make up your own mind.
>>Looks like I hit a nerve.
>> opinions are like fingers One out of two ain't bad, I suppose.
"Law reflects but in no sense determines the moral worth of a society. The values of a reasonably just society will reflect themselves in a reasonably just law. The better the society, the less law there will be. In Heaven, there will be no law, and the lion shall lie down with the lamb. The values of an unjust society will reflect themselves in an unjust law. The worse the society, the more law there will be, In Hell, there will be nothing but law, and due process will be meticulously observed." Grant Gilmore "Ages of American Law"
there might be some good ones out there that worth they weight in gold, but also around here, if you can,t find a job anywhere, you start a company as a home inspector. They list right under shade tree mechanic and mexician lawn care.
Edited 12/28/2006 7:46 pm by brownbagg
Let me guess. You're taking a shot at, er, one of the forum home inspectors?And that's the best you can do?
"Law reflects but in no sense determines the moral worth of a society. The values of a reasonably just society will reflect themselves in a reasonably just law. The better the society, the less law there will be. In Heaven, there will be no law, and the lion shall lie down with the lamb. The values of an unjust society will reflect themselves in an unjust law. The worse the society, the more law there will be, In Hell, there will be nothing but law, and due process will be meticulously observed." Grant Gilmore "Ages of American Law"
I'd guess that the HI business is just like the GC business, some very good people, some average people and some real hacks, same as realestate agents, honey wagon operators, ........you name it, there are good and valuable people involved in just about every profession. Right off hand I cant think of any business that that concept does not pertain to.
If I was in the market for a HI and I lived anywhere near Bob W. I'd hire him in a NY second, I cant think of anyone more thorough then him, I just wouldnt be there when he did the HI just in case he felt the urge to debate me on some political issues!!!
Doug
And that's the best you can do?OK lets try this. to get a home inspector here, you take it to the DMV so they can check the milages.
The home inspector here also works at Big ten tires.
OK lets try this. to get a home inspector here, you take it to the DMV so they can check the milages.
That may be the best quote of the week!
Doug
Edited 12/28/2006 10:36 pm ET by DougU
My hat is off to you. You've set a new personal best.
"Law reflects but in no sense determines the moral worth of a society. The values of a reasonably just society will reflect themselves in a reasonably just law. The better the society, the less law there will be. In Heaven, there will be no law, and the lion shall lie down with the lamb. The values of an unjust society will reflect themselves in an unjust law. The worse the society, the more law there will be, In Hell, there will be nothing but law, and due process will be meticulously observed." Grant Gilmore "Ages of American Law"
Don't knock the lawncare trade.
Listen to rjw. He has been around here a loooong time.
I particularly like his comment that he uses the applicable building code as a starting point. It is important to note that a home that recieved a CO when it was built, may not meet current building, plumbing, and/or electric codes 100% of the time. A good HI knows that most of the home they inspect are grandfathered on current code requirements. They look for things that have been changed, are health/safety issues, and signs of just plain old neglect.
Those are the things you want to know, not the cosmetic, lets make a deal stuff.
Dave
yep
The inspector that was recommended by my relator was GREAT - both times (two different houses and inspectors). The first one was very concientious, gave me some thing to worry about as well as pointing out "problems" that really didn't need worrying about. I liked him so much I hired him again when I sold the house, so he could point out the things that could be problems for the buyers - give me a chance to correct or give notice that this was a known problem.
When the buyers inspector came through, I have to say he was a JOKE. He got the buyers worked up over a stove that had problems lighting if the burner plates weren't set just so (a new $200 gas stove makes that go away), but missed some hinkey electrical work I did. He also completly missed the decayed window frames. I told them about the creative wiring AFTER their inpection was done (dimmer controlled an outlet, so it was possible to overload the dimmer), and offered to remove or bring the issue up to code which they declined. Didn't mention the windows as it wasn't a safety/health issue. I spilled spagetti on the carpet a few times, didn't tell them about that either.
Second inspection was on the current crudhole that I am living in now. I got about 6 pages of 8 point type of the things that were wrong... a great To Do list on a fixer upper! I found a few more things wrong after digging deeper (over the last 3 years), but nothing that would have lead me to believe he didn't do a thorough job.
As with anything, results may vary. If you are suspicious, have another one do it and compare the results.
Rebuilding my home in Cypress, CA
Also a CRX fanatic!
I am surprized that CA doesn't have a full disclosure law.
Maybe it is just a local ordenance where I sold my house. I had to sign a form stating I fully disclosed everything I knew was wrong with the home. I'm not sure what the liability would have been, but I seem to remember signing the form with the first contract proposal. The buyer's HI found ziltch on his inspection, and he was good, but I listed a possible leak in the front wall of the basement. I also noted that the leak had not reoccured in over a year since I had attached to sewers.
I also gave the buyer a "home owners manual" of every piece of equipment and wiring diagrams of all the adds and changes I made durring my 32 years of ownership. Our agent said that was a first for her, but I figure what the hey, I don't need all this stuff anymore.
Dave
We do have a disclosure law. But it is "with in the best of my knowledge".
if a seller were taken to court the byuer would have to prove that the seller was aware of the problem.
View Image Official Jeff Buck Memorial Tagline "
"stating I fully disclosed everything I knew was wrong with the home"
Did that include every paint chip, interior and exterior? Did that include any impressions you had of rooms being too small to be functional? Did you mention the time your neighbor farted loudly when you happened to be near enough to hear it? All those could be considered potential listable defects... if you are a fruitcake.
Really, you list the stuff that is obviouly dangerous or unsafe. Houses wear out, and have to be constantly maintained. I don't have to give a date on when the copper pipes will wear out when I sell a house, do I? No windows were falling out of frames, even if the trim on the corners frequently had a 1/4" gap that was obvious to everyone looking at the room.
You are not obligated to talk someone out of buying your house.Rebuilding my home in Cypress, CA
Also a CRX fanatic!
"Did that include every paint chip, interior and exterior? Did that include any impressions you had of rooms being too small to be functional? Did you mention the time your neighbor farted loudly when you happened to be near enough to hear it? All those could be considered potential listable defects... if you are a fruitcake"
Come on Paul. Cosmetics are just that, and neighbors are a not part of a house. Whats a small room and what function, to whom?
I am talking about things that would be a hidden financial burden to the prospective buyer.
In most cases the buyer hires a HI to find those defects. Pet stains, food stains chipped paint, or scratches in a hardwood floor are common cosmetic items in an older home. Other items like loose tile in a tub suround, a leaky roof or basement, and hidden termite damage should not be the surprize the new owner finds down the road. The intent of the law here is to protect the buyer from that sort of dicovery.
I have done many corrective jobs that came after a good HI issued their report. Most of the time not everything on the list was repaired, just the things that could be deal breaker. Even some of the big ticket items were not addressed if the buyer and seller negotiated a price adjustment to cover them.
I don't know what the liability issues are with our full diclosure statue. Maybe Bob or one of the legal types here can shed some light on similar laws.
That is one of the reasons home warrenties have become a big selling point in the real estate market. Aside from being a lucrative little profit builder for the agents, they give the seller and buyer some assurace that an insurance company will bear the cost certin things that may fail durring the warrenty period.
Dave
>>liability issues are with our full diclosure statue.I don't have any specifc knowledge, but I know that disclosures in my state are pretty vague and difficult to enforce.A good way for a seller to lose a buyer though is to cover something up and not disclose it and have the HI discover it.And a lot of people don't understand that a coat of paint doesn't really cover much
"Law reflects but in no sense determines the moral worth of a society. The values of a reasonably just society will reflect themselves in a reasonably just law. The better the society, the less law there will be. In Heaven, there will be no law, and the lion shall lie down with the lamb. The values of an unjust society will reflect themselves in an unjust law. The worse the society, the more law there will be, In Hell, there will be nothing but law, and due process will be meticulously observed." Grant Gilmore "Ages of American Law"
One time when googling I came up with a site that listed disclosure requirments in CA.IIRC this was by a RE agent. And I don't know how much of it that had been tested in court or required by law or how much of it was double and tripple CYA.But it listed a number of items that where outside the property lines and things that was public knowledge or easy obervable.It included things like pending zoning changes and a public school a block away..
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A-holes. Hey every group has to have one. And I have been elected to be the one. I should make that my tagline.
Here is a way to get a good Home Inspection. A good HI will not mind if you are there to ask tons of question. So invited a couple of friends who will also be there too. Different eyes will see different things.
A good Inspector will have a checkoff list, so he won't forget items as you break his concentration with you questions. Ask if he will be opening up the breaker panel, former plumbers and "generalist" will not. Does he crawl under the house or look in the attic? He may not know code sections, but he should be able to recognized substandard or illegal construction.
>> A good Inspector will have a checkoff list, so he won't forget items as you break his concentration with you questions.Well..... After a few thousand inspections, you really don't need a checklist.In fact, I believe the checklist mentality is a sign of a beginnerWith a check list, you tend to look at each specified detail and usually use a checklist (maybe mental) of each possible problem with that component. That's what beginners have to do.But you can lose sight of the forest for the trees, and it is a slow way to inspect.After 500-1000, you primarily just look, you'll see the problems, or at least notice that you need to kick in the checklist.(And of course, I have a "checklist" the computer program I've developed to prepare my report, but I turn to to record info before I forget it. I can do an entire inspection with a fleet of people asking questions and I don't need a checklist to keep me on track.)And you can ask me all of the questions you want, but will rarely break my concentration. I've heard most questions by now and I can multi-task- I've heard each question a lot and I've answered it a lot, so I can answer on "auto" and keep on looking and concentrating.Ask me about the crack in the foundation while I'm doing the furnace? "Ask me when we get to the foundation, please. I follow the same basic process in each inspection because I have found I do the best job that way. I'm here to answer your questions, so please do not hesitate to ask, but like now, there will be times when I'll defer the question until we get to it.">>So invite a couple of friends who will also be there too. Different eyes will see different things. Sure, a couple, but there are rules: You can ask questions. You can't argue. You can't slow things down by asking about something in your own home.The friends have to stay out of my way. This is my job site. I have a process and I have another job to do later today. Your friend shouldn't stand in the door, shouldn't block the hall.The friends can't wander around the house, though. I'm responsible for the house so they have to stay with me. "If you flip a switch, you have to leave it in its original position. Don't move things without asking." Do run things, don't turn water on or off. I'll be doing all of that. This isn't your house.Building codes can be mentioned/raised once, at which point I will explain why codes are not a measure used or a criteria of a home inspection. If one of those friends raises code again ("That xyz isn't to code") he's history - he will be politely escorted to the door. (The exception is new construction.)BTW, my client is paying for my time and my knowledge. If someone else wants to chip in with their own views, do it after the inspection or pay me for the time your using up.>>A good HI will not mind if you are there to ask tons of question. For me, I insist that my client be there. The client gets more information, more easily explained and we can discuss things to where I know the client understands.I want my client to be part of the inspection team: I specifically tell each client: "as we go through the house, as we look at things, if you have any questions, please ask.">>Ask if he will be opening up the breaker panel, former plumbers and "generalist" WILL NOT.Let's be careful here. I'm a generalist and hold myself out as such. I do not know as much as a licensed electrician, plumber etc and I do not want to be held to the same standards as any particular specialist. (Just like your family doctor.)But I open the panel and know what to look for there.
"Law reflects but in no sense determines the moral worth of a society. The values of a reasonably just society will reflect themselves in a reasonably just law. The better the society, the less law there will be. In Heaven, there will be no law, and the lion shall lie down with the lamb. The values of an unjust society will reflect themselves in an unjust law. The worse the society, the more law there will be, In Hell, there will be nothing but law, and due process will be meticulously observed." Grant Gilmore "Ages of American Law"
I know what you mean, I can look at a foundation, site work, rebar mat, and it just jumps out at you. might be something small in a corner or anchor bolt not right and it jumps.you can ask all the stupd question you want, might get a stupid answer but you can ask. what I hate is, you need...... yes
and this.......yes
do this........yes
ok. huh no, then why the hell am I here.
RJW
I would reccomend you to my clients. Do you know of Real Estate Agents who will not reccomend you because you know too much? I saw a report that required a Licensed Electrician be hired because the HI did not know anything of electrical.
I know there are agents who don't like me or recommend me, but I don't know why for most.One doesn't recommend me because she thinks I scare clients needlessly, but in that case I had merely told the clients about poor thermal efficiency of alum framed single pane windows and they began to realize that they didn't have any slack in their budget at the price they were paying. (I think agents should encourage their buyers to max out their funds like that.)The best compliment I can receive is when an agent who refers me hires me to do his/her own house!Be aware that there are times when I'll refer further evaluation by an electrician. Such as the corrosion on the main in the attached pictureIt doesn't seem to have caused any overheating, yet, but I'm referring my client on to the experts.And when I first started doing inspections, I subbed the HVAC out to my HVAC guy (who was also kind enough to let me ride with him and give me a detailed course in the subject.) I paid for his subbed work, though, not my clients.
"Law reflects but in no sense determines the moral worth of a society. The values of a reasonably just society will reflect themselves in a reasonably just law. The better the society, the less law there will be. In Heaven, there will be no law, and the lion shall lie down with the lamb. The values of an unjust society will reflect themselves in an unjust law. The worse the society, the more law there will be, In Hell, there will be nothing but law, and due process will be meticulously observed." Grant Gilmore "Ages of American Law"
Here is a way to get a good Home Inspection. A good HI will not mind if you are there to ask tons of question. So invited a couple of friends who will also be there too. Different eyes will see different things
Carefull with that one. The seller might object.
I allowed the HI and the buyer only. Until the money changed hands it was still my property and I get to ok who and when someone enters. I even nixed the parade of relatives that wanted to see what they were buying.
Be a hell of a note to be cased by a whole bunch of people you don't know, wouldn't it?
In my case the value of our art print collection was a little over half the asking price. Even though very little of it was being shown with the house, the rest of it could not be relocated untill after the sale was final. Same thing with my shop and tools as well as DW's studio.
Even if the home is empty, you should have the good manners and grace to ask the owner what is acceptable.
Dave
I can understand your frustration and some of the nasty comments about home inspectors. I am a custom builder and home inspector. I believe doing one makes me stronger at the other. It is important when you are looking for a home inspector to find someone with a strong construction background. After all if they have never built it, how can they know what it is supposed to look like, and how it is supposed to function? Organizations such as ASHI can in fact give a false appearance of qualification, although they do have additional certification programs to attempt to make their inspectors stronger. The other thing about inspectors is that some of them get caught up in insignificant details like the drain pipe thing written in another response, and in the meantime overlook significant defects. A good example of this is a report I read recently. The inspector noted cracks in the brick veneer and immediately called for a structural engineer, even though there was no other evidence ( and there probably would be) of structural failure. But he did not note that on another section of the house there was a very rusty window lintel (the expansion rate of rusting steel can cause a lot of damage to the veneer and is easily repaired). The main thing is find someone who can look at the house and how it is functioning in the environment in which it's located, and make observations based on education and experience.
Welcome to the 'Burgh. I think you will be required by the bank or loan company to have the house inspected. Inspectors are a bigger PIA for the seller as opposed to the buyer. Your realtor or loan company will set you up. Some advice about Pittsburgh, love the Steelers, enjoy the Pens, and you have to see PNC Park to beleive it. Good luck!
Having just sold a house and having it inspected by the prespective's buyer,who by the way worked for a mortage company this is what i have found out
1.unless your are in a state that requires a licsense for that profession its unregulated
2.the assocations will let anybody join
3.Most of them here in Michigan also hold builder's licsenses [but say no work is sent to them yea right]
4.Have you sign something that they are not responable for anything that happens even if they should have seen it
5.Most are aligned with several real estate agents for buyers which I feel creates a conflict of interest[buyer dosen't buy house agent doesn't make any money]
My personal experence is the following when I was the seller of the home
1.Inspector showed up 1.5 hours before the asigned timeand said it musted been my agent 2.flooded basement by turning on water to a discounted sink[didn't check trap]3.couldn't figure out why hot water heater didn't light[gas was off]4.reported the front step as being the wrong height[same height as when house was built in 1957]5.Reported that attic insulation was sub-standard[never gained access to attic, inspector was to large to fit access]6.Had his hand out to get paid before he left the house
To top all this off this inspector was the a teacher for this profession at the local college.When I contacted the ASHI they told me he was not a full member even though their logo was used so unless they have something to lose like a licsense why spend the money
Licensing: I'm for it (been working on for 6-7 years in OH and MI)Note, though, that the state licensing laws aren't all that tough. (Which true of many trades - there are a lot of HVAC guys in my area who are less qualified that I am)>>2.the assocations will let anybody joinNot entirely accurate, but mere membership is no guarantee of quality. (ASHI is still the best, IMO, NAHI 2nd, but fading because of bad PR, and NACHI is a complete joke, bt has a great web site.)3.Most of them here in Michigan also hold builder's licsenses [but say no work is sent to them yea right]The MI builders license isn't exactly tough to get, itself.>>4.Have you sign something that they are not responable for anything that happens even if they should have seen itIndustry standard is to contractually try to limit liability to the price charged for the inspection.That sort of clause is not a slam dunk and most HI's pay some serious $$ for E&O and most HI's will shell out more than the contractual amount for customer relation reasons in many cases.I give my clients a choice: $X (at the market price) with limited liability, $Y dollars (to be specifically bid based on the house details for unlimited liability. I haven't had one customer go for the unlimited.>>6.Had his hand out to get paid before he left the houseAnd when would you want to be paid? The closing? What if the client turns the house down?Every HI carries a certain amount of bad checks on the books.
"Law reflects but in no sense determines the moral worth of a society. The values of a reasonably just society will reflect themselves in a reasonably just law. The better the society, the less law there will be. In Heaven, there will be no law, and the lion shall lie down with the lamb. The values of an unjust society will reflect themselves in an unjust law. The worse the society, the more law there will be, In Hell, there will be nothing but law, and due process will be meticulously observed." Grant Gilmore "Ages of American Law"
In my limited dealings with HIs, it's the buyer who hires them and pays them, so if the inspector sticks his hand out before he leaves the house, I don't care, it's not me (the seller) who's paying. And if the deal falls through, the prospective buyer still pays the inspector.
Just wondering do you have a builders license?Also I am sure there a lot of contractors that would love to have the same deal of liabilty not exceeding cost.Being in the roofing industry I have seen far to many claims that far out exceed the cost of the original project.
OH doesn't license builders.I've looked into getting a MI and/or an OH HVAC, but in each case, there';s an E&O requirement and since I wouldn't be actually doing any work in the area, it would be $ pizzed away.
"Law reflects but in no sense determines the moral worth of a society. The values of a reasonably just society will reflect themselves in a reasonably just law. The better the society, the less law there will be. In Heaven, there will be no law, and the lion shall lie down with the lamb. The values of an unjust society will reflect themselves in an unjust law. The worse the society, the more law there will be, In Hell, there will be nothing but law, and due process will be meticulously observed." Grant Gilmore "Ages of American Law"
I don't know local requirements in PA, but I don't agree with those who say that the bank's people are on your side.
In NY, where I've been involved with lots of closings, banks do not hire inspectors unless it's an FHA type deal or something unusual. They hire appraisers to determine the value of the property. There, it's mostly a question of whether the banks' loan value is covered by the house. In other words, if the buyer defaults, and the bank forecloses, is the place going to cost them money or will they sell it and get their mortgage proceeds back?
I also agree with rjw on the checklist issue - they bother me. Seems like most of the ones using the checklist give you back a report full of prepackaged nonsense. Sometimes, the report is a bunch of checked boxes next to standard text.
I would not use a broker recommended inspector. I have not seen any that did a thorough job. Their interests are just too aligned with the brokers. It's understood that the sales need to go through, so the inspectors need to keep that in mind.
Good luck.
Don K.
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