Bower Street Publishing

Where can I find a qualified home inspector?

Ask your friends or colleagues for a recommendation. Ask your Realtor® or lawyer for a list. Visit the Associations’ or Societies’ web sites which you can find here.

I want to use my own inspector – not one recommended by the Realtor®

As long as your inspector is properly qualified and aware of the geographical and geological anomalies for your area – you should go ahead and use him.
If your Realtor® doesn’t know him or her – expect them to ask about his (her) qualifications. That’s not that they’re trying to put you off – they’re just making sure that you get someone who knows what they’re doing.
That the inspector knows what he’s doing is in both your interests. The Realtor® doesn’t want to blow the deal unnecessarily (you want the home – otherwise you wouldn’t be there inspecting it and he or she is trying to make a living) and you want to be sure you get the right information and don’t buy a home with undisclosed problems or walk away from one that actually, only needs some minor repairs.

We don’t have a Realtor® – we’re buying a For Sale by Owner – how can we find a good inspector?

Ask your friends or colleagues. Your lawyer will also have a list of inspectors he’s used before or gohere to the web site for the Association or Society for your area.

My Uncle Albert has offered to do the inspection for us for free!

Unless your Uncle Albert is a qualified inspector, you should resist his invitation. The problem is that friends and relatives usually feel they have something to prove when doing the inspection and will make a big deal of any deficiencies they find.
An experienced inspector has nothing to prove and will be able to tell you if the defects are of a type and severity that you might find in any home of that age and style or whether you should be walking away.
The other problem is – what happens if good old Uncle A. misses something of monumental significance? It will be tough to sue him – won’t it??

I want to use my friend who’s been in construction for years.

See the ‘Uncle Albert’ scenario above.
Many construction workers have a detailed and comprehensive knowledge of their particular field. A framer or a plumber for instance, will be really useful to have at the inspection for those disciplines.
The problem is, that likely their knowledge of high efficiency condensing furnaces is limited and they may not be able to give you a great insight into the electrical system.
Encourage them to come though – most inspectors welcome the additional knowledge these experts can bring, but please explain that the inspector has a job to do and ask them to respect the fact that he’ll lead the inspection process.

Qualified home inspectors are generalists who have a good knowledge of all the disciplines involved, and as we’ve said before – if things go significantly wrong – will you sue your friend??

How much lead time will an inspector need?

Expect to allow three to five days. Most Realtors ® are aware of the time frames of the popular inspectors and will write your offer of purchase and sale accordingly.

What if we need the inspection done within a very short time – say within 24 hours?

Your Realtor® will have contact with the most used inspectors in your city or town. Many inspectors will turn out very early (6 am or earlier) if you’re really stuck. 
Be careful about ringing round using Yellow Pages® – in the hope of finding just anyone. 
If you’re not careful – that’s what you’ll get – just anyone!

What’s the relationship between Realtors ® and Home Inspectors?

It’s a relationship between two professionals – both of whom are working for you.
You will always hear stories about how there are pay offs, pressure to skip over deficiencies and so on.
For the most part – that’s what they are – just stories.
You’d be naïve to believe that there are no problems in that regard anywhere. In any large value transaction – there can always be problems – however probably 99% of real estate transactions are fair, honest and above board.

Remember too that the inspector has no interest (in the nicest possible way) in whether you buy the place or not – he’s going to get paid either way!

How much should I expect to pay?

Prices vary considerably, depending on location and the type of property you need to have inspected. 
Clearly it costs more to inspect a 4,000 square foot single with a triple garage than a townhouse.

Phone several companies in your area or ask your Realtor® what the going rate might be.Beware of any inspector whose prices are significantly lower than the norm. As with most things – there’ll be a reason and it may be that particular inspector isn’t busy (ask your self why?) or has just started and needs some experience.

Will I be expected to pay at the time of the inspection?

Typically – you’ll be asked to pay at the end of the inspection. Most inspectors take personal cheques or cash. 
A few will take credit cards or Interac.

Why do I have to sign a contract with the inspector?

The contract shows you the conditions under which the inspection will be undertaken. You’ll be able to see what the limitations are, both physically and in terms of liability, and usually how any disputes will be resolved. This is an important document that protects both you and the inspector. Make sure you read it carefully.
No errors and omissions insurance company will entertain claims that are not accompanied by a written report and a signed contract.

What is errors and omissions insurance and how does it affect me?

Contrary to popular belief – any errors and omissions insurance is for the benefit of the inspector – not the buyer.
The inspector pays (a lot) of money each year to protect himself against any law suits that may be bought against him as a result of any mistakes he may make.
It’s true that the buyer may ultimately be the beneficiary of the policy – that is – the problems will be rectified by the insurance company if the inspector is found to be at fault – but in reality, the policy is in force to stop the inspector from finding himself in the bankruptcy court.

How soon after the inspection can I expect to get the report?

Anytime from immediately to two or three days.

Many inspectors use a checklist reporting system that’s completed on site or at a near by coffee shop immediately after the inspection. This can be a great idea as it gives the buyer a chance to discuss anything contentious in more detail.

If the inspector is using some sort of computerized reporting system – you may have to wait for the report till the next day, when he’ll e-mail it to you. The advantage of this is that often, there’ll be digital photo’s included.

Any inspector who says you’ll have to wait more than a couple of days needs to find a better reporting system!! If you’re not careful you’ll find yourself in the position of having to waive the inspection condition, because the time limit will expire, without having seen the written report.

I’m being offered a verbal only report at much less cost – is this a good idea?

Verbal reports offer no protection for either the buyer or inspector. The Standards of Practice of most Associations or Societies specifically exclude the practice.
No errors and omissions insurance company will approve or even entertain claims that are not accompanied by a written report and a signed contract.