Re: Home Inspector Didn't Catch Problems
Posted by:
A Real Home Inspector
()
Date: April 28, 2016 12:47PM
Sadly, the many complaints about home inspectors are based in truth. Although many do have a background in the construction trades, there are some who slip in without as much as knowing how to use a hammer. But to clarify a few things:
1) Currently in Virginia there is no licensing of home inspectors. There is a voluntary certification program from DPOR which you can get after performing a certain number of home inspections and submitting reports for review. From 2017 onward, home inspectors WILL have to be licensed and go through similar training requirements as other licensed professionals. Any, anyone who is doing new home inspections will have to take a special training module similar to that used for building contractors.
2) You get what you pay for. I've seen quite a few people who are besides themselves because they got a crappy home inspection report done yet don't connect that to the fact that they only paid $200 for it. How long was the inspector on the property? "An hour." Who referred him? "He was the cheapest we could find." What reporting software did he use? "Uh, it looks like an Excel spreadsheet or a checklist of some sort."
3) Some of the larger home inspection companies are just franchises that will be given out to anyone with the money. You get a name and a presence, but no knowledge. Also, if there are a number of home inspectors working for the same company, it may only be one or two who are long-established inspectors while the rest are merely trainees riding on their coat tails.
3) Becoming a member of ASHI is a bit harder than just paying them a membership fee. Most ASHI inspectors take their job pretty seriously and take a lot of training programs and continuing education. Most also have reviews of their reports done by other inspectors for critique. Here at NOVA ASHI, most inspectors have a trades background with quite a few master electricians and plumbers in the mix. I myself am a Class A building contractor. If your inspector is a member of ASHI, complain to the local chapter and to the national organization. They will take your complaint seriously. Did the inspector give you a copy of the ASHI Standards & Practices? That covers everything that is and isn't covered by an inspection.
4) Because of varying backgrounds, different inspectors will have their own strengths and weaknesses. You can ask them what their background is when deciding to hire them. Generally though, if there is an area that they have some questions about, they will (or should) contact other inspectors for a consult.
5) If we can't be sued, why do many of us pay so much for Errors & Omissions insurance?
6) It's true that there is tension between agents and inspectors but it's no different than the pressure appraisers were under to grant an OK to an outrageous valuation of a property during the real estate bubble. And who was doing the most to pressure them? The mortgage brokers mainly, and they were pretty open about blacklisting anyone who didn't play ball. In the case of home inspectors, the selling agents generally are not too friendly for obvious reasons. Buying agents are a little more difficult to get a handle on. Lazy ones will just want a quick sale with little hassle. Agents who actually care about being agents for their buyers love us because our reports usually find problems and the money at settlement to fix them. But really a home inspector answers only to the buyer since they are the one paying. I know several really anal retentive inspectors who just shred houses in their inspections and they are doing just fine from a business perspective.
7) Also think of getting a pre-sale inspection before putting the house on the market. The more issues that you can address before a buyer brings in their own inspector the better. If the pre-sale and pre-purchase inspection reports differ much, you can always ask the two home inspectors to find common ground.
8) Remember a home inspector doesn't have X-ray vision or the time or the authority to drill down to the bare bones of a house. We can't see behind walls or under carpets. We aren't going to pull up all the insulation in the attic to see what's behind it. And generally current owners don't like it if we start ripping into things just to take a look. We don't want to be stuck with the cost of repairing damages to the house or it's contents; so no, we aren't moving those curio cabinets out of the way to see what's behind them. If we see anything that indicates more severe problems, we should tell you to hire a structural engineer or master tradesman for a further consult.
So what does it all boil down to? Don't go by price. Don't go by them being part of a large company. Ask for references. Ask about their background. Ask for copies of other reports they have written. Go over the contract carefully to understand what is and isn't covered by the inspection. While the inspection is occurring, keep your eyes open and ask questions! Don't be the type who just sits there and yaks with the selling agent. Why do you think they are being so friendly? Go over the report and ask more questions if you don't understand something or think something was missed. And yes, in the end, if you think you were wronged, complain. It may not help you but it might help other people avoid the same problem.