how to find a good home inspector


Searching the MLS (multiple listing service) databases for homes in your area

Inspection

All real estate contracts should provide for a home inspection. You should always insist on it. Never waive it unless you are buying a distressed property being sold "as is"...and even then, do not waive it unless you know what you are doing. You want to know what you are buying.

In many states, home inspectors are not regulated. Unfortunately, many inspectors do a woefully inadequate job. What's worse is many of these inspectors are recommended by unscrupulous agents who do not want their contract jeopardized.

You should select a home inspector very carefully. Do not allow your real estate agent to select one, unless you have (as discussed earlier) a good relationship based on trust. You want an inspector who is representing and looking out for you, and if your Realtor is looking out for you, they will want you to get a good inspector.

If the home you are considering is listed with a real estate firm, in some states the seller may be required to produce what is called a "Seller's Disclosure." In this document he or she is required to disclose any known defects in the home. If your state does not require this, ask for it anyway. Be especially wary if you are purchasing a "For Sale By Owner." These are homes for sale without Realtors, and they may not be subject to the same degree of disclosure as is a home listed with an agent. It's possible that the seller did not want to disclose certain defects and no agent was willing to list the home without making them known. While it is certainly not the case in each, or even most, FSBO's, it does happen and you need to know it.

The inspector will look at your home and tell you what works and what does not. You will usually then have the option of requesting repairs or terminating the agreement. In many instances, the seller will not be willing to repair small items. In most cases, that will not be a concern. However, it is not unusual for the inspector to find major problems that were undetected, such as a leaky roof, malfunctioning heating/cooling systems, wet basements, plumbing leaks or dangerous electrical wiring. Armed with a qualified, professional home inspection I have been able to successfully negotiate to secure new roofs, new furnaces, waterproof basement treatments and a host of other items for my purchasers. Remember, most items will be cosmetic or minor in nature, and those you should accept. But if you are paying for a home, you want to be sure it is safe. For example, one couple once had an inspection reveal that carbon monoxide was being pumped throughout the house when the furnace was running. Clearly, a health item such as this needs to be addressed...and it was. They got a new furnace from the seller. If your agent discourages you from a home inspection, you have selected an agent of dubious integrity...regardless of how many sales he or she has.

A good agent knows what is typically replaced or repaired in these situations and what is not. A good agent can tell you what the laws are in your state regarding disclosure. Again, a good real estate professional can help you decide which battles are winnable and thus worth fighting, and which are not.

A good, strong agent will strongly encourage you to have your home inspected by a qualified, competent inspector. They are your consultant as much, if not more, as your agent is your sales person. Working with you and your agent, they can help you decide what is customarily repaired in your area and what is not.

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Searching the MLS (multiple listing service) databases for homes in your area

Inspection