Questions to Ask Your Potential Home Inspector

PICKING YOUR HOME INSPECTOR - BUYER BEWARE

1. What does your inspection cover?

The inspector should ensure that their inspection and inspection report will meet all applicable requirements in your state if applicable and will comply with a well-recognized standard of practice and code of ethics. You should be able to request and see a copy of these items ahead of time and ask any questions you may have. If there are any areas you want to make sure are inspected, be sure to identify them upfront.

2. How long have you been practicing in the home inspection profession and how many inspections have you completed?

The inspector should be able to provide his or her history in the professionand perhaps even a few names as referrals. 

3. Are you specifically experienced in residential inspection?

Related experience in construction or engineering is helpful, but is no substitute for training and experience in the unique discipline of home inspection. If the inspection is for a commercial property, then this should be asked about as well.

4. Do you offer to do repairs or improvements based on the inspection?

Some inspector associations and state regulations allow the inspector to perform repair work on problems uncovered in the inspection. Other associations and regulations strictly forbid this as a conflict of interest. e.g. Not allowed in California.

5. How long will the inspection take?

The average on-site inspection time for a single inspector is two to three hours for a typical single-family house; anything significantly less may not be enough time to perform a thorough inspection. 

6. How much will it cost?

Costs vary dramatically, depending on the region, size and age of the house, scope of services and other factors. Consider the value of the home inspection in terms of the investment being made. Cost does not necessarily reflect quality. 

7. What type of inspection report do you provide and how long will it take to receive the report?

Ask to see samples and determine whether or not you can understand the inspector's reporting style and if the time parameters fulfill your needs. Most inspectors provide their full report within 24 hours of the inspection by email.

8. Will I be able to attend the inspection?

This is a valuable educational opportunity, and an inspector's refusal to allow this should raise a red flag. Never pass up this opportunity to see your prospective home through the eyes of an expert.

9. Do you maintain membership in a professional home inspector association?

There are many state and national associations for home inspectors. Request to see their membership ID, and perform whatever due diligence you deem appropriate. In California the inspector should be a member of CREIA or ASHI. Do not accept any substitutes or excuses. Also ask about other certifications: e.g. Mold, asbestos, lead, energy, etc.

10. Do you participate in continuing education programs to keep your expertise up to date?

One can never know it all, and the inspector's commitment to continuing education is a good measure of his or her professionalism and service to the consumer. This is especially important in cases where the home is much older or includes unique elements requiring additional or updated training.

About Steve Zivolich and Guaranteed Property Inspections: www.gpinspect.com

Steve Zivolich, M.A., the owner/operator of Guaranteed Property Inspection and Mold Investigation Inc. has been providing property and environmental inspections for over 13 years in Orange County and Southern California.

Steve Z. has performed over 6,000 home inspections, mold, energy and environmental inspections and is fully certified and insured to meet all your inspection needs. He personally provides all field inspection services and as a result is able to maintain the highest Better Business Bureau rating of A+.

Steve has extensive training and years of experience as a home, mold, energy and environmental inspector that will guarantee that you receive the most thorough, state of the art and comprehensive inspection that follows current industry standards of practice and codes of ethics, a true value and education at a fair price. He conducts every inspection, as if he were moving his own family into the property. Steve also backs up every home inspection with a 90 day warranty, that is purchased on your behalf from American Home Warranty Association.

Unlike other home inspection companies, who will need to refer you to an environmental and/or energy audit contractor, Steve is a nationally certified expert that can handle the job without making you jump through hoops to hire additional people before the end of your inspection period, including the areas of: mold, asbestos, allergens, child safety, radon, formaldehyde, energy, EMF, water quality, and VOC's. As a result of his advanced training, he is able to offer a FREE energy audit and FREE mold investigation as well, with each home inspection.
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Please take the time to read through Steve's home inspector credentials and qualifications as this is so important when hiring an inspector. Don't focus on price alone, focus on value, quality, experience and professionalism. When you hire an inspector, any inspector, you are hiring their individual knowledge, experience and qualifications so make sure you hire the best, not just the cheapest. We are confident that you will be Steve's next satisfied customer.

What to Expect from a Home Inspection

The outcome of a home inspection is often not what a homebuyer expects. Recognized Standards of Practice provide guidelines for inspectors, but consumers and agents often make assumptions leading to disappointment.

FACT: (Error #1) Not understanding the role of the home inspector, and the purpose of the inspection, commonly results in report information being other than the buyer wanted or needed. Not knowing in advance the scope of a home inspection can cause problems with contingency time-frame periods when a home inspector recommends a specialist, and such services were presumed included.

REALITY: The services of a home inspector are those of an inspection generalist, who is not acting as an expert in any craft, trade or professional discipline for which state licensure, certification or registration may be required. While a properly trained, experienced and seasoned professional will render an opinion on the condition of the building, and its systems and components, the home inspection contract does not provide for specialist investigations such as geotechnical or any form of engineering analysis, any hazardous materials or mold, intrusive (video) sewer and fireplace/chimney or other specialist examination.

Confusing the generalist home inspection with that of a code compliance inspection performed by public sector building and safety inspectors can lead to issues with home warranty insurance coverage.

FACT: (Error #2) Prospective homebuyers (and sellers) often mistakenly assume the home inspector will verify compliance (or non-compliance) with local building and safety, zoning or other authorities having jurisdiction. Beyond life or health safety concerns, buyers neglect in verifying public record permits and inspections can lead to home warranty claim denials on the basis of non-compliance.

REALITY: Recognized Standards of Practice for California home inspectors specifically exclude public record or any other third party research, such exclusion being reflected in the language of the inspection agreement. Requesting or expecting such information to be provided is to be in breach of that part of the contract. Where any question might arise as to the permitted nature of any building, system or component, pursuit of that compliance information from either the seller or appropriate government agencies falls to the buyer’s due diligence.

To request cost estimates to repair or correct any defect, aside from being beyond the scope of the inspection, is to place reliance on the wrong party, and may give the appearance of impropriety with respect to state law.

FACT: (Error #3) Proceeding to final closing negotiations on a home sale/purchase transaction without all necessary information can result in financial disaster. Failure to secure firm bids, or at least cost estimates on any defect identified in an inspection report from someone qualified and prepared to perform such work can result in unexpected expense upon taking possession of the home.

REALITY: If market conditions allow, buyers prepared with properly researched and substantiated costs may be able to negotiate closing with concessions depending on the amenability of the seller. Even if qualified, an inspector offering to perform repair work on any reported defect is in contravention of state administrative law if such offer is made within one year of the inspection date. Timely pursuit of such information (in writing) from properly licensed contractors benefits buyers whether or not negotiated concessions are possible.

About Steve Zivolich and Guaranteed Property Inspections: www.gpinspect.com

Steve Zivolich, M.A., the owner/operator of Guaranteed Property Inspection and Mold Investigation Inc. has been providing property and environmental inspections for over 13 years in Orange County and Southern California.

Steve Z. has performed over 6,000 home inspections, mold, energy and environmental inspections and is fully certified and insured to meet all your inspection needs. He personally provides all field inspection services and as a result is able to maintain the highest Better Business Bureau rating of A+.

Steve has extensive training and years of experience as a home, mold, energy and environmental inspector that will guarantee that you receive the most thorough, state of the art and comprehensive inspection that follows current industry standards of practice and codes of ethics, a true value and education at a fair price. He conducts every inspection, as if he were moving his own family into the property. Steve also backs up every home inspection with a 90 day warranty, that is purchased on your behalf from American Home Warranty Association.

Unlike other home inspection companies, who will need to refer you to an environmental and/or energy audit contractor, Steve is a nationally certified expert that can handle the job without making you jump through hoops to hire additional people before the end of your inspection period, including the areas of: mold, asbestos, allergens, child safety, radon, formaldehyde, energy, EMF, water quality, and VOC's. As a result of his advanced training, he is able to offer a FREE energy audit and FREE mold investigation as well, with each home inspection.
.
Please take the time to read through Steve's home inspector credentials and qualifications as this is so important when hiring an inspector. Don't focus on price alone, focus on value, quality, experience and professionalism. When you hire an inspector, any inspector, you are hiring their individual knowledge, experience and qualifications so make sure you hire the best, not just the cheapest. We are confident that you will be Steve's next satisfied customer.

Home Inspector, Hero, Villain or Scapegoat?

Benefit and value of service, and accountability are the benchmarks of home inspection professionals. Whether revered, vilified or targeted by frivolous lawsuits, the home inspector walks a very fine line.

FACT: (The Hero part)  a young couple upon recommendation by their extremely reputable and highly professional R.E. broker seeks the services of a home inspector on a newly rebuilt home in a very desirable area. In a relatively competitive market, an inspection fee of some hundreds of dollars results in a report on the condition of a home in the several hundred thousand dollar range.

REALITY: Within a few short hours, the inspector makes observations capturing enough information to identify a variety of materially defective reportable conditions of which the clients (buyers) were unaware, and so as it evolved, was the builder. Adroit representation by the couple’s broker, substantiated by the inspector’s report findings, resulted in a negotiated transaction closing to the advantage of the buyers, many times cost of the inspection fee. 

As an independent, objective and unbiased third-party reporter, the home inspector works for and reports directly their client. Inspection findings and report information are for the sole use and benefit of the buyer.

FACT: (The Villain part) While often in the eyes of the buyer their inspector may be a hero, this is not necessarily a sentiment shared by all involved in the transaction. The seller wants the most they can get for the property, and the listing and/or selling agents translate that into higher commissions on the sale. Unaffected by the potential outcome, the inspector may not enjoy popularity by all concerned.

REALITY: The young couple looking to firm up an offer on that $2 million home will think nothing of an inspection fee that represents 1/1000th of the value of the property. A great deal of work and the investment of time and money on the part of real estate agents and brokers go into bringing buyers and sellers together on an offer. It’s sometimes difficult for agents and brokers not to want to lay blame to the inspector for the possible evaporation of commissions in excess of $100,000. Inspectors do not “kill” deals, some deals just cannot be made.

With tort reform a faint glimmer on a distant horizon, as a society we have fallen prey to not taking personal responsibility and have no qualms about embarking upon fishing expeditions into the deep pockets of insurers.

FACT: (The Scapegoat part) In any given year, about one in four home inspectors will be sued, typically on a claim of breach or negligence. Even when suit is brought against an agent or broker, the inspector is always either enjoined or named in a subsequent cross-complaint. The moment an inspector steps onto a property, they know their reputation, and company or personal assets are on the line.

REALITY: In the same way that medical malpractice claims have deterred aspiring nurses and physicians, and caused degradation to available healthcare, the more than 75% of frivolous lawsuits brought against home inspectors result in higher fees by those still courageous (or perhaps foolhardy) enough to offer real estate inspection services. Consumers need to know who is on their side, and what the home inspector puts at risk to support them in their transactions.

Homebuyers and sellers are urged to retain the services of qualified inspectors trained and experienced in home inspection. It is also very important that the inspector be a member of a well-founded professional association such as CREIA. Established in 1976, CREIA is the largest and oldest state inspection association in the country. CREIA inspectors must adhere to CREIA's Code of Ethics and follow the Standards of Practice developed and maintained by the Association. Recognized by the State of California, these Standards of Practice are considered the source for Home Inspector Standard of Care by the real estate and legal communities.

About Steve Zivolich and Guaranteed Property Inspections: www.gpinspect.com

Steve Zivolich, M.A., the owner/operator of Guaranteed Property Inspection and Mold Investigation Inc. has been providing property and environmental inspections for over 13 years in Orange County and Southern California.

Steve Z. has performed over 6,000 home inspections, mold, energy and environmental inspections and is fully certified and insured to meet all your inspection needs. He personally provides all field inspection services and as a result is able to maintain the highest Better Business Bureau rating of A+.

Steve has extensive training and years of experience as a home, mold, energy and environmental inspector that will guarantee that you receive the most thorough, state of the art and comprehensive inspection that follows current industry standards of practice and codes of ethics, a true value and education at a fair price. He conducts every inspection, as if he were moving his own family into the property. Steve also backs up every home inspection with a 90 day warranty, that is purchased on your behalf from American Home Warranty Association.

Unlike other home inspection companies, who will need to refer you to an environmental and/or energy audit contractor, Steve is a nationally certified expert that can handle the job without making you jump through hoops to hire additional people before the end of your inspection period, including the areas of: mold, asbestos, allergens, child safety, radon, formaldehyde, energy, EMF, water quality, and VOC's. As a result of his advanced training, he is able to offer a FREE energy audit and FREE mold investigation as well, with each home inspection.
.
Please take the time to read through Steve's home inspector credentials and qualifications as this is so important when hiring an inspector. Don't focus on price alone, focus on value, quality, experience and professionalism. When you hire an inspector, any inspector, you are hiring their individual knowledge, experience and qualifications so make sure you hire the best, not just the cheapest. We are confident that you will be Steve's next satisfied customer.

Home Inspection Secrets

Home buyers in California have the right to secure inspection reports on the systems and components of a property as a condition of sale. Although ill-advised, they also have the option to waive that right.

FACT: California real estate sale/purchase contracts will typically include contingencies, not the least of which is a specified window of opportunity to have a property inspected by a qualified inspector. Transactions are concluded and escrows closed on the release of such contingencies, and ownership of the property transfers from one person or entity to another.

REALITY: Currently, the standard sale/purchase contract on a home includes a seventeen day inspection contingency period. By agreement this time-frame is often modified, typically lessened, based on various factors; the most common being market trends favoring the seller. The countdown to expiration of inspection (or other) contingencies begins upon written acceptance of the offer. Time becomes of the essence to the buyer to engage the services of a properly qualified inspector to secure an inspection, and review and approve an inspection report.

As an independent, objective and unbiased third-party reporter, the home inspector works for and reports directly their client. Inspection findings and report information are for the sole use and benefit of the buyer.

FACT: Selection of the inspection professional is the prerogative of the buyer. The majority of prospective home buyers are not knowledgeable of the inspection process and unprepared when it comes to exercising their right to an inspection. Most buyers are unaware of the variables in inspection services, erroneously believing that some sort of universal standard exists and all that matters is cost.

REALITY: Experienced inspection professionals with proven track records will be uncompromising in their work, respectful of their client confidentiality ethic and command higher fees. Lack of due diligence in the qualifying and selection of an inspector can be a recipe for disaster. While top producers are generally well informed, often the majority of real estate agents has little knowledge of, or experience with, inspectors to adequately advise or direct in their fiduciary relationship with their buyer clients.

Preferred providers of professional services will always be in high demand. Being on a waiting list doesn’t work in contingencies; one cannot “back-order” a real estate inspection.

FACT: All too often buyers delay in selecting and arranging in advance the availability of their inspector. In working with buyers, few agents advise their clients to prepare to exercise their right to inspection a property. The choices of inspector are far greater when not made under the pressure of time constraints; many buyers confuse so-called “on the spot” reports with “same day service”.

REALITY: Along with lack of due diligence in the qualifying and selection of an inspector, hastily arranged inspections can be to the detriment of the buyer. Beyond properly qualifying an inspector, the next most important thing a prospective buyer should check is availability and the necessary amount of lead-time to schedule and properly conduct an inspection. By virtue of their reputation, popular inspection professionals are busy, and carefully calendar time in advance to accommodate their clients and keep up with their workload.

Homebuyers and sellers are urged to retain the services of qualified inspectors trained and experienced in home inspection. It is also very important that the inspector be a member of a well-founded professional association such as CREIA. Established in 1976, CREIA is the largest and oldest state inspection association in the country. CREIA inspectors must adhere to CREIA's Code of Ethics and follow the Standards of Practice developed and maintained by the Association. Recognized by the State of California, these Standards of Practice are considered the source for Home Inspector Standard of Care by the real estate and legal communities.

About Steve Zivolich and Guaranteed Property Inspections: www.gpinspect.com

Steve Zivolich, M.A., the owner/operator of Guaranteed Property Inspection and Mold Investigation Inc. has been providing property and environmental inspections for over 13 years in Orange County and Southern California.

Steve Z. has performed over 6,000 home inspections, mold, energy and environmental inspections and is fully certified and insured to meet all your inspection needs. He personally provides all field inspection services and as a result is able to maintain the highest Better Business Bureau rating of A+.

Steve has extensive training and years of experience as a home, mold, energy and environmental inspector that will guarantee that you receive the most thorough, state of the art and comprehensive inspection that follows current industry standards of practice and codes of ethics, a true value and education at a fair price. He conducts every inspection, as if he were moving his own family into the property. Steve also backs up every home inspection with a 90 day warranty, that is purchased on your behalf from American Home Warranty Association.

Unlike other home inspection companies, who will need to refer you to an environmental and/or energy audit contractor, Steve is a nationally certified expert that can handle the job without making you jump through hoops to hire additional people before the end of your inspection period, including the areas of: mold, asbestos, allergens, child safety, radon, formaldehyde, energy, EMF, water quality, and VOC's. As a result of his advanced training, he is able to offer a FREE energy audit and FREE mold investigation as well, with each home inspection.
.
Please take the time to read through Steve's home inspector credentials and qualifications as this is so important when hiring an inspector. Don't focus on price alone, focus on value, quality, experience and professionalism. When you hire an inspector, any inspector, you are hiring their individual knowledge, experience and qualifications so make sure you hire the best, not just the cheapest. We are confident that you will be Steve's next satisfied customer.