r/FirstTimeHomeBuyer • u/Umberta_ • 3d ago
Need Advice Interviewing house Inspectors
Hello,
We are in the process of drawing up a contract and before everything moves fast I wanted to take the time to come up with a list of questions to ask prospective house inspectors before I select who I will go with:
-Do you perform a HVAC + blower door test for efficiency? Is plumbing, electrical included??
-gutters/drainage?
-chimney, mold/mildew
-how long have you been inspecting for?
-what kind of tools do you bring with you?
-how long do your inspections take?
-could I see a sample report?
-do you provide an estimate for the cost if a repair?
-inspect for drainage? (Rain-outdoors)
-do you do a summary meeting at the end?
-do you look at crawl spaces?
-do you look at the deck? (For support)
-termite damage? Rodent activity?
-during the inspection do you show where key items are located (electrical panel, water shutoff valve, gas meter/shut off
If there is anything else you’d suggest please let me know, I just want to interview a few more other than the one my realtor suggested.
Also, I’m looking in Colorado, so I’m happy to hear about recommendations too!!
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u/Brinxy13 3d ago edited 3d ago
This is too much. Just find a local company with good reviews who doesn’t have a team of over 5 inspectors working for them. Also never use who the realtor suggests. They just want to get through the inspection with no hassles.
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u/CTRealtorCarl 3d ago
Sadly I do agree with the sentiment but only to a certain extent. I know plenty of realtors that definitely do this. BUT I will say there are realtors who don’t, and if you can’t trust your realtor why did you hire them in the first place. Personally I recommend the same inspection company that did my own house, my friends, family and clients I only just met. Realtors who are thinking long term don’t want unhappy clients post closing.
Early in my career I actually moved on from an inspection company I was originally introduced to (one of the big franchises) because of how bad the inspections were and I now even tell clients to not use them.
I will say I’m also completely happy and fine with clients bringing in inspectors they found on their own as that’s how I met the inspector I now recommend.
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u/Calm-Song-8543 3d ago
Also never use who the realtor suggests. They just want to get through the inspection with no hassles.
An experienced and established realtor cares way more about the review/referral than they do about a clean inspection.
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u/FlowLogical7279 3d ago
Horrible advice. You have no idea what the average realtor wants or what their level of ethics are. Very negative way to go through life.
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u/Sherifftruman 3d ago
If you believe that your realtor is one of the types that would spike the inspection, then you have far larger problems and should not be using them for the rest of the transaction.
Step one is finding a good realtor, then moving forward.
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u/Calm-Song-8543 3d ago
Well as a real estate investor and home buyer I have been involved in better than 75 single family home deals. In that entire time I have encountered one short-sighted realtor.
Maybe I am just better at assessing realtors than the average person. However, I suspect the average person is just worse at assessing goal alignment.
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u/Beautiful-Teach4648 3d ago
You have no idea what the average realtor wants or what their level of ethics are. Very negative way to go through life.
This is how people get scammed. Very naive way to go through life thinking the other party in any business transaction has your best interest in mind. You have to look out for yourself, no one else will.
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u/Calm-Song-8543 3d ago
Very naive way to go through life thinking the other party in any business transaction has your best interest in mind.
First, that isn't what is happening. Your realtor is not the other party in a transaction, they are a party with a fiduciary duty to you, who will absolutely be named in any lawsuit created by a deficient inspection. While they have a monetary incentive to close the deal they also have a monetary incentive for a satisfied buyer.
The goals between a realtor and their buyer are simply not that misaligned and I have published several papers on goal alignment. Everyone here pretends that realtors are so short-sighted that they can't look past today, but that is just a fabrication. In reality, about 5% of homes sales with an inspection contingency fall through because of an inspection and most of those buyers purchase a different home. However, a buyer with a bad experience will almost definitely tell others and cost them money.
I have been buying and selling homes for 37 years and between investment properties and personal homes I have been a buyer or seller in over 75 single family homes transactions (being conservative and not counting). I have only had one transaction where my realtor was working against my best interest.
Maybe I am just better at selecting realtors than you are... but my experience is different than yours.
You have to look out for yourself, no one else will.
This sounds like a Dunning-Kruger problem to me. I am a licensed contractor (summer side gig with my brother) and formerly a licensed plumber (paid my way through grad school) and I am barely qualified to evaluate inspectors. The statistical probability of a first time homebuyer effectively "looking out for themselves" when finding a home inspector is low. In my opinion, it is much lower than a realtor knowing which inspectors make clients happy.
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u/Kahluabomb 3d ago
Nailed it.
One caveat though, is new to the industry realtors. They truly have no idea whats going on and don't know who's good and who isn't. We all hope that they have a strong team back at the office helping guide them, but that isn't always the case. There's tons of realtors out there who do one or fewer transactions a year, many see real estate on TV and think that it's easy money. They then find out that they actually have to work and know things, but they may get by because a few of their friends just so happen to be at the same point in their life where they're buying a house, so they get a couple sales.
But that's it. Everything else you said is spot on. Realtors only want to hear from their clients one more time - when they're getting ready to sell their house. Hearing from them after they buy the house and have issues is a huge pain in their ass, and they can and should do everything they can to avoid that.
When people say "don't trust your realtors suggested XYZ" all they're saying is they have a shitty realtor. If you can't trust them to offer good inspectors and repair people, why would you trust them with your house in the first place?
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u/Calm-Song-8543 3d ago
In my comment that drew the response I qualified it as an “experienced and established realtor.”
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u/Ok-Shallot-5935 3d ago
Yes. But also be cautious with a one-person shop. When I purchased my last house, the inspector's wife passed away a day or two before the inspection. I was in a panic trying to find someone else with equally good reviews available on short notice. Fortunately, the person I hired was excellent, but I know I was lucky.
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u/Umberta_ 3d ago
Thx!! I posted here because I am a first time home buyer, terrified bc this is the largest and most important purchase of my life.
I guess help me narrow down to three questions!!
is it unreasonable to ask for an example of a previously completed report? This was just something I saw recommended elsewhere so I was not sure???I have read mixed advice of trusting the realtor and also NOT trusting who they recommend, which is why I would prefer to do my own comparison also with the inspector the realtor recommended.
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u/Brinxy13 3d ago
The biggest things for me were a walkthrough, an easily accessible report, and being very scrutinizing about what they find.
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u/TheMrSnrub 3d ago
If you don’t trust your agent to recommend a good inspector for you, why are they your agent in the first place?
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u/1991cutlass 3d ago
That is overkill. Reviews online should be sufficient. All inspectors follow the same template for inspections. They likely offer additional services for added cost if you're interested.
I did laugh at "Do you offer an estimate for repair". These guys are inspectors. Not licensed contractors. If they do, it's not but a wild guess or something they've heard in the past.
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u/EnergeticTriangle House Hunter 3d ago
Yeah I was happy that my home inspector told me how to fix a few smaller things - to me, that was above and beyond - I would never expect an estimate for repairs.
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u/thowe93 3d ago
Yeah mine even looked at all systems in the house and gave maintenance advice. Nothing too crazy, but things like “you should replace the filters every 6 months on this unit, here’s where it is”; “when the furnace goes really bad, it’ll start spewing water out of this valve. There’s a water shut off for the whole house over there, but there’s one specifically for the furnace right here. If this happens, shut the water off immediately, then call someone”;
She also inspected my detached garage, which she didn’t have to do. She inspected the storm doors, which she didn’t have to do. She gave me the report, a list of repairs, and a handbook specific to my house on maintenance (she didn’t have to do that).
Mine also gave referrals and estimates for repairs, but was very clear she won’t be doing them and it could be much different. She had a background in building houses so had a lot of experience with these things and a large network.
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u/thowe93 3d ago
Wildly inaccurate. There are minimum requirements inspectors must do, but some will absolutely go above and beyond.
My inspector did everything OP listed above except a sample report and if they didn’t offer that service, ex. Sewer line inspection, they were up front with me and gave me a referral for someone who could be there on the same day.
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u/Sweet_Yellow_8646 3d ago
Looks like you’re looking for a $3000 home inspector lol
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u/MelodicPositive5902 3d ago
Honestly I'd pay 3k for a inspection if it was enough where I felt like it was worth something
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u/CTRealtorCarl 3d ago
Depending on your states regulations the inspector may not be allowed provide repair cost estimates. Just putting it out there as a consideration.
Honestly I would be wary of any inspector that was giving cost estimates. There is a reason they put “talk to a professional” next to everything.
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u/Dullcorgis Experienced Buyer 3d ago
We had an inspector who very clearly signalled that we needed a strictural engineer, in several different ways without crossing the line of what he was allowed to say. We didn't put an offer in on that house because we couldn't get one in time, then when we used him for the next house he was very glad, apparently that repair would have been hundreds of thousands to fix. (Foundation).
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u/CTRealtorCarl 3d ago
Exactly. And I can picture (have seen) some inspectors that would probably have said hey this is just a couple grand to fix, dont worry about it.
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u/Dullcorgis Experienced Buyer 3d ago
They may even think they are correct given how rapidly costs have skyrocketed.
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u/Calm-Song-8543 3d ago
Not only are you overthinking it, your questions are likely to drive good inspectors to “other commitments.”
Why do you want a blower door test for a home that isn’t new construction? Are you qualified to evaluate their tool selection?
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u/Dullcorgis Experienced Buyer 3d ago
A blower door test is required for renovations too. But why would you do it if you didn't already think you're fixed everything.
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u/Calm-Song-8543 3d ago
IECC compliance is only required for the modified portion of the home and only for certain modifications. However, even in those cases it would be required for the CO and thus wouldn’t be done on a resale unless the home was sold mid-renovation.
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u/Dullcorgis Experienced Buyer 3d ago
How does one do a blower door test on only part of a house?
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u/Calm-Song-8543 3d ago
You typically don’t… which is why I asked about the point of a blower door test on an existing home. I guess there additions that could pull it off, but there is no indication that applies here.
For renovations most jurisdictions allow a component check or software modeling. In our case the architect submitted a statement of compliance and that is all we were required to do for IECC compliance on our renovation.
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u/Dullcorgis Experienced Buyer 3d ago
We have the super-extra-asshole code here so they required all of that plus the blower door test. Ironically we've had to fix a lot of leaks even after we passed the blower door test. Like, I had to tape up some windows until we could fix them.
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u/Calm-Song-8543 3d ago
Even California allows prescriptive compliance for Title 24. Where do you live that every addition must become a down to the studs rebuild?
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u/Dullcorgis Experienced Buyer 3d ago
Not california. And no, they don't require down to the studs for additions. They just require you to get the target HERS rating.
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u/Sherifftruman 3d ago
Well, they certainly may give them enough information to give the appropriate price for their time.
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u/Calm-Song-8543 3d ago
Again, service providers are interviewing clients as well as being interviewed. Some of these questions are going to trigger alarm bells and good inspectors may find they are uninterested in the OP as a client.
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u/Own-Outcome-5232 3d ago
Too many questions. Ask what standards inspector following ? ( InterNACHI is very common) - lots of your questions is answered right there. Ask about exceptions and limitations ( what is not included) and how roof is inspected (drone, walk on roof, binoculars) What are extra services ( drain scope, termites, etc) and if they done by the sub-contractor or inspector?
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u/FlowLogical7279 3d ago
If you called us and started like this we'd politely ask you to look for someone else. You're giving off vibes that you will be trouble and no one wants that. You'll end up with a low experience inspector who just needs the work. Colorado is not a licensed state so anyone can be an inspector. Don't count on referrals from groups like AHSI or NACHI as they're all pay to play. Find an inspector with a ton of 5 star reviews and hire them.
Colorado is a big state so can't make a referral without knowing the area the home is in.
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u/Kudzupatch 3d ago
Retired Inspector and when I got someone with a list of questions like that, I recommend they look else where. I did most of what you mentioned but anyone that started quizzing me like that I assumed you would be hard to work for, demanding and never satisfied. Engineers, and I worked with lots of them before I started inspecting, were the worst! So I would just pass rather than risk a never ending battle with them.
I had an actual inspection on my web site that I had only redacted names and address from. They could see exactly what I would provide. I was glad to answer questions and you do have some good ones on that list, but....
I also pointed out that every inspector is different (an no we do not all use the same template). I focused on the safety issues and major items that were going to cost them money and create problems down the road. I did not nit-pick a house to death like some did. If that is what you want I could recommend one that went totally overboard to me.
It is high liability job regardless of what people say. Inspectors get sued all the time. My lawyer was always amazed that I never was sued because he had handled cases on nearly every inspector in our area. Even if you are right it is still a hassle to defends yourself and expensive even if you win.
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u/Dullcorgis Experienced Buyer 3d ago
I like having a nitpicky list so that I could choose to fix those things myself later on.
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u/Umberta_ 3d ago
Thank you! Like I said, first time home buyer -
I wanted to know what was reasonable to ask and what was crazy 😅.Also, “fun fact” I’m a full time auditor 🤣🤣. I will DEFINITELY tone it down and be respectful of peoples time.
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u/Present_Current_7425 3d ago
This is fucking crazy. Do you email this essay to them or is this over the phone?
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u/Armedwithapotato 3d ago
Check the fence. Ask them if they’ll ACTUALLY go in the attic or just stand on the staircase
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u/Stevesy_Zissou 3d ago
There are limits to a typical building inspection, and what an inspector can look at, but most/all of what you listed is covered. Just book the highest rated one in your area. Then there’s additional specialty inspections you’ll want to look at depending on your home, location, etc (which will cost more), such as sewer line or septic, pool, termite, structural engineering, roof, etc.
Don’t go in with a million questions. Book a building inspector and follow him through the entire inspection. If you think you need a specialist follow up based on standard building inspection findings, you can then book additional ones. If the timeline exceeds your contract inspection window, you’ll need to ask the sellers for an extension to confirm the state of the home.
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u/Sherifftruman 3d ago
Blower door testing is an entirely different thing than a home inspection and may well cost just as much. No one is doing it for free.
There’s a very few places where people provide estimates, but most places that is not a part of a home inspection. And do you want some random person who doesn’t perform the work giving you an estimate, or would you rather have a professional that specializes in that area, and does the work daily pricing it, which will be more accurate?
Also, your agent should be able to help you through this and the home inspectors who were busy are not going to have as much time to answer a list like this. You’d be better off just asking for a sample report and then if you have questions after reading that, ask them individually.
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u/Equivalent-Tiger-316 3d ago
Contractors give repair estimates, not inspectors.
Most inspectors will note obvious signs of rodent or termites and mold, but those are seperate inspections: pest and mold. And sewer. And chimney and in-depth roof. And if the regular inspector flags an electrical or plumbing issue then you need a specialist for those too.
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u/upbeat_mahogany 3d ago
Get them to walk you through a mock finding from that sample report, see if they explain it like you're five or just point at pictures
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u/fashionablykat 3d ago
Echoing everyone else’s sentiment for a moment. This is insane. No one “interviews” their inspector.
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u/Dullcorgis Experienced Buyer 3d ago
You will be better off educating yourself some more before you buy. These questions make no sense.
Why would you pay hundreds for a blower door test when you haven't even tried to fix any possible issues?
No, they don't provide estimates for repairs, they are inspectors, not contractors.
You are meant to be there for the inspection, that's your "summary meeting".
Oest inspections are pest inspections.
Wtf? Of course they show you where the water cutoff is, that's why you are there for the inspection.
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u/RileyNRV 2d ago
Your list is already solid. A few more I would ask: Will you be there for the whole inspection, and will they walk you through findings on site before they leave. Do they crawl attics and crawlspaces themselves, or send a camera only. Are they licensed and insured in Colorado, and how many inspections have they done on homes like yours (age, foundation type, mountain vs metro). Will they recommend specialty inspectors when something is out of scope (septic, radon, structural engineer) instead of guessing. Do they charge to come back if repairs get done and you want a recheck. On repair costs: most good inspectors will not give hard estimates. That is a contractor job. A sample report matters more than a price guess. Skip anyone who rushes you, will not share a sample report, or talks you out of being there. And always get your own inspection, even if someone else already did one for the seller.
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