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    Thread: Home Inspections?

    1. Member
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      02-21-2015 02:38 AM #1
      My wife and I are looking at buying our first home. I don't know anyone in the area that has recently bought a house or can recommend a home inspector, and the reviews online are always mixed (most seem like they are written by people who know nothing about it, so it's kind of irrelevant... I don't much care about their personality or how they make me feel, I want facts and a 100% thorough inspection). We plan on getting at least 2 inspections done on any house we put an offer in on, but wondering what I should look for, ask of, etc. a home inspector. Any input would be appreciated!

    2. Moderator Rockhead261's Avatar
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      02-21-2015 08:58 AM #2
      Look up the licensing authority for home inspectors in your state. Determine who teaches the prep courses and/or runs the exam. The instructors/examiners are typically well reputed local inspectors.

      HTH, keep us posted!
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    3. Member WD-40's Avatar
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      02-21-2015 01:33 PM #3
      Get a short-term Netflix subscription (30 day free trial), and watch the series "Holmes Inspection" with Mike Holmes. His books are pretty good too.



      For your "100% thorough inspection", better do some reading of the fine print... You'd be surprised how many things a home inspection doesn't cover - even a good one. Be prepared to hire additional specialists beyond your initial inspector.


      Good luck!

    4. 02-21-2015 04:41 PM #4
      Are you using a realtor? No reason they dont have a couple inspectors in their cell phone that they use on a regular basis.

    5. Member Robski92's Avatar
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      02-21-2015 06:08 PM #5
      Quote Originally Posted by shawshank redemption View Post
      Are you using a realtor? No reason they dont have a couple inspectors in their cell phone that they use on a regular basis.
      I always thought that those guys will tell you whatever it takes to get you to buy the house and get a kickback from the realtor.

    6. Member JoeRRR's Avatar
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      02-23-2015 10:11 AM #6
      Quote Originally Posted by Robski92 View Post
      I always thought that those guys will tell you whatever it takes to get you to buy the house and get a kickback from the realtor.


      My wife and I are in the same situation. We went with a home inspector through our Realtor. They were awesome. The inspection lasted about 2 hours they went over the home with a fine tooth comb. Every little thing was documented, and a professional 14 page report with photos was emailed to us and our Realtor.

      They did a full standard home inspection, as well as termite, and Radon, They recommended to us another inspector for Mold, which we had due to old water damage in the basement. The Realtor also had a full list of contractors and specialists that she uses on a regular basis for estimates on repairs.

      all said and done it cost us about $700 dollars. Money very well spent.

      We actually ended up opting out of the house due to the amount of repairs it needed, it was a crappy flip that they just covered up some major repairs needed.

      A good realtor should use the home inspection and repairs needed as a leverage tool in the price of the home.

      As far as choosing an inspector, our Realtor gave us the names and numbers of 4 home inspectors, I just googled them looked at a few reviews and ultimately chose the one with the most experience and best reviews. good luck
      Last edited by JoeRRR; 02-23-2015 at 10:19 AM.

    7. 02-23-2015 10:26 AM #7
      Quote Originally Posted by Robski92 View Post
      I always thought that those guys will tell you whatever it takes to get you to buy the house and get a kickback from the realtor.
      seems like you have trust issues with your realtor.

    8. Member GeoffD's Avatar
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      02-23-2015 10:41 AM #8
      When I bought my wreck-of-a-house 5 years ago, I showed up to see the house for the first time with my contractor/carpenter best friend who was going to do all the work for me. When the home inspection was done, my contractor/carpenter best friend went up on the roof and crawled around the attic & under the crawlspace with the inspector. With that level of inspection, they caught maybe 20% of the problems that were my endless remodeling "I found this issue. While it's opened up....". Most people don't buy amateur-built 60+ year old chicken coops stuffed full of serious issues but my point is that an inspection can only tell you so much. Of the money I poured into remodeling, about half of it was unexpected remedial fixes.

    9. Member Robski92's Avatar
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      02-23-2015 06:54 PM #9
      Quote Originally Posted by shawshank redemption View Post
      seems like you have trust issues with your realtor.
      I don't but it's just what I heard.

    10. Member kryptonik's Avatar
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      02-24-2015 04:12 PM #10
      Quote Originally Posted by shawshank redemption View Post
      seems like you have trust issues with your realtor.
      I've heard the same thing, and it makes a lot of sense.

    11. Member WD-40's Avatar
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      02-25-2015 09:15 PM #11
      Quote Originally Posted by kryptonik View Post
      I've heard the same thing, and it makes a lot of sense.
      Yep, so have I. It's discussed in the materials I listed earlier too (the Mike Holmes productions).

      The "kickback" isn't money, it's a steady stream of referrals for the home inspector, and more completed house sales for the realtor. Nothing is exchanged, and both of them come out ahead. (Home buyer loses.)

    12. Senior Member
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      02-26-2015 08:31 AM #12
      We just went with a person the realtor recommended, too. Great realtor. Trusted her completely.

      We were on a pre-decision trip to see if we wanted to relocate to MA. We saw a house we liked on the first day of a two-day visit and put in an offer that afternoon. The realtor scheduled the home inspection for the next day while we were still here.

      It was pretty funny. When we asked if we could do the inspection the next day she said she would check her calendar.

      Nan said, "I can tell you what's on your calendar. You were spending the day with us."

      "Oh, yeah. Right."

      We also bought a house on the Outer Banks in late 2013. Just used someone the realtor recommended there, too.
      Last edited by Cooper; 02-28-2015 at 07:30 PM.

    13. 02-26-2015 08:37 AM #13
      Quote Originally Posted by Cooper View Post
      We just went with a person the realtor recommended, too. Great realtor. Trusted her completely.

      Yup. If you don't trust your realtor to recommend a home inspector, you should find a new realtor.

    14. 02-26-2015 09:19 AM #14
      Quote Originally Posted by shawshank redemption View Post
      Yup. If you don't trust your realtor to recommend a home inspector, you should find a new realtor.
      This!

      When we bought our house we started looking 6 months before we were ready to buy. The first realtor we went to found this out and stopped looking for what we wanted. Stopped returning calls. He always made me feel like he never took us serious. I had no issues finding a different one. Which was a blessing because the second one was awesome. She didn't care and went to work. Every weekend for 2 months we were looking at houses. Ended up purchasing a house a couple months sooner. 3 months after we had moved in the first douche called us. Asked if we were ready to start looking. He acted pissed when i told him that we had already bought and he missed out.

      There are tons of realtor's and if you get a bad vibe from one. Go to the next and don't hesitate. They are making thousands of dollars off of a sale and should be willing to put in the work no matter what. As it turned out when our inspection day came i knew our inspector. Went to school with a couple of his sons. He was highly recommended by everyone we talked too. I knew why knowing this family most of my life. Very well respected in construction where i'm at.

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      02-26-2015 12:37 PM #15
      Just to add, we also went with an inspector that was recommended by our realtor. He was awesome and helped us in the fight to get a one year old replaced because of hail damage.

    16. Member x047x's Avatar
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      02-27-2015 09:18 AM #16
      You need to be able to trust your Realtor. If you can't trust them to recommend a home inspector, can you trust them to close the deal in your best interest?

      On a side note, i think it's a fad to not be trusting of people overall these days. I honestly believe though that most Realtors adhere to strict codes of ethics and have the buyers best interest in mind. Trust your Realtor to provide a list of reputable inspectors, and then cross reference them online.

    17. Member JoeRRR's Avatar
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      02-27-2015 04:40 PM #17
      Quote Originally Posted by x047x View Post
      You need to be able to trust your Realtor. If you can't trust them to recommend a home inspector, can you trust them to close the deal in your best interest?

      On a side note, i think it's a fad to not be trusting of people overall these days. I honestly believe though that most Realtors adhere to strict codes of ethics and have the buyers best interest in mind. Trust your Realtor to provide a list of reputable inspectors, and then cross reference them online.
      This.

      I trust everyone, pay extremely close attention to their words and actions, and give them the benefit of the doubt untill they give me a reason not to.

      On the same note, realtors aresales people, most are great, but yeah, you might have to fight through a sleeze ball or two untill you find the right person.

      Our Realtor has been absolutely awesome to us, completely bending over backwards, and going more than the extra mile to answer any questions and ease our first time buyer anxieties

    18. Member vwluger22's Avatar
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      02-28-2015 04:52 PM #18
      We went with a home inspector out Realtor recommend. I did some research on the inspector as well and was satisfied. When it came time I was with him the entire time except for the bathrooms (his request so he had space to do his job in there). He was very good and explained everything thing then had a multi page report with pictures and so on.

      My Realtor was a husband wife team that owned the business and was recommend by someone we knew. I would like to use both parties for our next place.
      .

    19. Member x047x's Avatar
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      03-02-2015 09:05 AM #19
      A couple additional points I thought of.
      • Realtors rely pretty heavily on word of mouth, at least more so than most professions. Again, find one you trust (if you don't trust your current one) and you will be just fine.
      • Most inspections companies these days will provide a lengthy document with photos. Ours provided at 18 or so page PDF via email so we had it as soon as he was done. It was a team of two people and they outsources their pest inspection. It included a radon test which they came back for a few days later.
      • Take interwebz reviews with a grain of salt. They certainly can be useful (especially if you notice a certain trend) but remember that nobody posts positive reviews of companies for the most part. Internet reviews are overwhelmingly negative and not representative much of the time.

      Trust your instincts and your Realtor and you'll be good to go I think

    20. 03-17-2015 11:33 PM #20
      Quote Originally Posted by vwluger22 View Post
      My Realtor was a husband wife team that owned the business and was recommend by someone we knew.
      My realtor (the husband) was in business with his wife also. They were posted all over town and did very well. We bought in 09, and I remember him saying that 08 was their worst year, but together sill sold like 120 houses. Many of them were new construction, so probably less work and lower margin, but still. He was genuinely nice guy too. Took all of my phone calls and emails, even on weekends. When he did miss a call, he called back promptly (within an hour or so). Very impressed and satisfied.

      I found our home inspection very informative. We bought a new house, so there was only a few small things that were noticed, but the inspector was very informative. He explained several things to us (first home buyers so wee were kinda dumb).
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