Posted by Christine Baker on July 25, 1997 at 13:31:14:
In Reply to: Property Inspections posted by Reader on July 25, 1997 at 13:24:54:
Property Inspections - December 1995
In Fall 1994 I had to arrange for an inspection in Eureka, CA. My Clients were relocating and we didn't know anyone there. I started by calling the American Society of Home Inspectors for referrals. They were not too organized then, so my Clients faxed me the Eureka Yellow Page ads for Home Inspectors. It took about a week of phone calls and faxes until I found someone I was comfortable with. He turned out to be very knowledgeable and we were quite happy with his service. He found a few things wrong with the property (also a new home) and had LOTS of good advice on improvements and maintenance.
One of my concerns was that he'd be the builder's brother-in-law. I spoke to maybe 4 or 5 inspectors, asked if they knew the builder (they all did), asked about their experience and especially how long they had been working in the area (very critical.) One of the yellow page ads was for a larger company and I didn't get to talk to the inspector. They often employ these young guys. Yes, those companies are licensed, but experience counts for a lot. The best inspectors seem to be licensed general contractors and/or architects who perform the inspections themselves and answer their own phone.
I don't like the idea of the inspector "dictating" the report to the Buyer (as mentioned in another posting) for several reasons:
1) You might miss important items or make errors.
2) It is essential for negotiations to have a typed report. However, in the case of a home needing extensive repairs, the lender might want a copy of the report and require all repairs be completed prior to closing. So if you want to fix the property AFTER closing, be sure you discuss the situation with your lender/broker.
3) I still look at the report on my house from 1988 every time I need to know something about the components in my house.
4) The report should also contain maintenance recommendations.
For a basic 3 bedroom tract house you should expect at least 15 pages describing the condition and features of all components, from the foundation to the roof. The inspector should charge a fixed fee (in the high priced Bay Area around $300 to $500 depending on property size) for a written report. Of course you want to attend the inspection (2 to 3 hours) and the inspector should be available for follow-up questions.
Schedule the inspection immediately on acceptance of the contract, even when you're not quite sure yet if you are seriously interested. Include in your contract a 14 day inspection contingency. With an older home, I schedule the termite inspection prior to the home inspection to avoid the cost of the home inspection if there is major termite/dry rot damage and the Seller refuses to pay. Most Buyers can't concentrate on the inspections because they have to remove contingencies and are preoccupied with financing. The Buyers usually know little about construction and too many times they are told that "this is normal" and "not to worry." They simply don't have the time to do a lot of research and often learn the hard way, when they write checks for costly repairs later.
Owning a home involves a lot more than making a mortgage payment. There is ALWAYS something to be fixed and improved. Personally, I like the improving part. It's great to be able to paint and landscape, tile and refinish floors. Provided you have the time and money to do it. And of course, you have to be into these kinds of activities. If you're not, you'll be much happier renting.
American Society of Home Inspectors (800) 743-2744
Northern California-ASHI referrals: (800) 821-6046
California Real Estate Inspection Association (800) 848-7342 referrals: (800) 388-8443
American Institute of Inspectors (800) 347-2455 referrals: (800) 309-4663