Did You OVER PAY Your Home Inspector? (Part 1)

After observing home inspectors for the past 31 years it has become quite apparent that not all inspectors are created equal. Or, at least, they sure do not all elect to deliver the same level of competence and in depth quality of home inspection.

Never has the phrase "Caveat Emptor" been more applicable than when you hire a professional home inspector. Caveat Emptor means buyer be aware. When it comes to home inspections, the buyer does not automatically get an implied warranty of competence nor any guarantee of a thorough inspection. As a knowledgable consumer, you must know the TWO MAJOR AREAS where home inspectors typically fall short of doing the job you thought you hired them to perform for you.

Your first area of concern should be with the steps your inspector takes to inspect the roof. Some inspectors will only look at the roof from the ground and provide a "general visual inspection". Others will lean a ladder against the front and back rain gutters to get a closer but still very limited view. The best inspectors will actually get up on the roof and walk the entire roof to do a thorough inspection. MOST home inspectors will not walk on any roof because of the risk of falling and injuring themselves. If they will not walk the roof for you, you just over paid for your home inspection.

Before hiring an inspector, you really need to ask him how he inspects the roof. If he does not say he walks the entire roof, call another inspector. Additionally you should ask him specifically what parts of the roof he inspects. If he does not give you a long list of technical sounding parts of a roof (as listed below), you really need to find a more competent home inspector.

Here is the real issue (and hint for Part 2 of this blog): Most home inspectors go to extremes to limit their personal liability exposure. They start with their written agreement and limited liability statement that you are required to sign before they begin their home inspection. So, be sure to read and question them about their limited liability disclosure. The next and most critical part of how they limit their liability is to simply transfer it to another professional. They do this with a simple clause in their home inspection report that says something like: "It is recommended that you hire a licensed roofing contractor to have the roof inspected and certified". Didn't you think he was willing and "qualified" to inspect ALL parts of the home - including the roof? You would not hire a dentist who was willing or only qualified to work on most of your teeth. How about a CPA who was only willing of qualified to do only part of your tax return? So, why hire a home inspector who is willing or only qualified to inspect most of your home?

Your home inspector should be knowledgeable and capable of inspecting the following:
• Attic Ventilation qualities
• Insulation
• How Gutters are attached and drain
• If the roof has any potential of Ice Dams
• Dormer • Roof Truss • Rafters • Decking or Sheathing Underlayment
• Drip Edge
• Soffit
• Valley
• Hip
• Gable
• Ridge
• Flashing
• Starter Strip
• Roof Skylights

MOST IMPORTANTLY:

Ask your home inspector to email you a couple of his most recent home inspection reports. You will quickly be able to determine if his reports transfer liability to other professionals who are more capable than he or if he indeed does the quality of inspection you thought you would be purchasing.