Purchasing a home is most likely the largest investment a person will make in their lifetime. The home inspector plays a vital role in protecting that investment. Yet, there are 21 states that do not require home inspectors to be licensed. Odd that states, such as Colorado, require a person to be licensed to provide a $20 haircut but does not require a person to be licensed to inspect a $2 million home. A bad haircut can be easily repaired. Conversely, missed structural issues or sewer line damage can cost uniformed home buyers tens of thousands of dollars. This makes finding and hiring the best home inspection company critically important.
What to Look for When Selecting the Best Home Inspection Company
- Professional Certifications
- Experience and Longevity
- Comprehensive Insurance
- Clear and Understandable Reports
- Warranties and Guarantees
- Ratings and Reviews
Professional Certifications. Ensure the home inspection company has inspectors that are certified through one or more of the Professional Home Inspector Associations.
- Certified Master Inspector (CMI).Must have:
- Completed a minimum of 1,000 fee-paid home inspections.
- Been in the home inspection industry for at least three years.
- Agree to abide by the InterNACHI Code of Ethics.
- Agree to periodic criminal background checks.
- Certified Professional Inspector (CPI). The inspector must:
- Pass the InterNACHI inspector examination.
- Pass the InterNACHI Code of Ethics course.
- Pass the InterNACHI Standards of Practice course.
- Successfully complete 12 InterNACHI inspection courses.
- Submit 4 inspection reports to the InterNACHI Report Review Committee.
- Comply with the InterNACHI continuing education requirements.
- International Association of Certified Indoor Air Consultants (IAC2).The inspector must:
- Successfully complete one of several radon and mold inspection training courses.
- Substantially adhere to the IAC2 Standards of Practice
- Maintain membership in IAC2.
Experience and Longevity. Ensure the home inspection company you choose is highly experienced and has been in business for many years. As with many professions, home inspectors come and go frequently. Those that have been in business for 15 – 20 years typically offer exceptional services and stand behind the work that they do.
Comprehensive Insurance. Ensure the home inspection company is fully protected with errors and omissions insurance (E&O) and general liability insurance.
- Errors and Omissions Insurance (E&O).
- Protects the inspection company from claims if a client sues for negligent acts, errors, or omissions committed during an inspection that resulted in a financial loss to the client.
- Even the most seasoned inspectors make mistakes. The trouble is a minor oversight can have significant financial consequences. E&O insurance ensures there are funds available when the client suffers significant financial losses.
- General Liability Insurance.
- Protects the inspection company and its inspectors from mistakes that can happen on the job. For example, an inspector causes a tub to overflow during an inspection, resulting in significant damage to a home.
- If the inspection company does not maintain general liability insurance, who then is responsible for the cost of repairing the home that is under contract? In many cases, it’s the buyer who hired the inspector.
Clear and Understandable Reports. Ensure the home inspection company’s reports comply with the Standards of Practice established by the International Association of Certified Home Inspectors (InterNACHI) or the American Society of Home Inspectors (ASHI). The reports should:
- Be Clear and Understandable. The reports should clearly state:
- The condition (what is wrong)
- The cause (if known)
- The effect (why it’s important)
- The recommendation (who should do what)
- Address All Major Systems. At a minimum, this should include the:
- Grounds
- Roof
- Exterior
- Appliances
- Interior
- Attic
- Basement
- Crawlspace
- Plumbing
- Heating
- Cooling
- Electrical
- Contain Photographs and Videos. It’s often been said “a picture is worth a thousand words”. I’d argue that videos are even more valuable. Try taking a photograph of a water droplet as it falls from a drain pipe. Nearly impossible!
Warranties. Very few inspection companies offer comprehensive warranties and guarantees at no cost to the client. Before hiring an inspector, ask if they provide warranties that cover items such as the:
- Some of the better inspection companies offer “leak free” guarantees on the roof.
- If a roof leak is discovered after the home was inspected, the inspection company will pay to have a licensed roofer make the needed repair.
- Typically, the guarantee period is up to 36 months from the date of the inspection.
- Sewer Line. Repairing or replacing a sewer line can be very costly. Finding an inspection company that offers a warranty on the sewer line can be difficult but not impossible.
- If the sewer line backs up, the inspection company will pay to have the sewer line repaired or replaced.
- Typically, the warranty period is 90 to 100 days after the line was scoped.
- Appliances and Mechanical Equipment. What’s more frustrating than moving into a home, using an appliance for a week or two and it fails? Some of the better inspection companies offer warranties on the appliances.
- This should include all major appliances and mechanical equipment (furnace, water heater, etc.).
- Typically, the warranty period is 90 to 100 days from the date of the inspection.
Ratings and Reviews. Check out the inspection company’s online reviews. Remember 5-star reviews do not mean the company is perfect. Rather, it means the company offers exceptional services and, when issues do arise after the inspection, they remedy those quickly and efficiently.
Conclusion. Finding and hiring the best home inspection company is critically important when it comes to protecting the largest investment you will most likely ever make. This process may seem daunting but asking a few questions about professional certifications, experience and longevity, comprehensive insurance, reports, and warranties, can greatly reduce your risk and make the inspection process an enjoyable one.
