Home Buyers Kit

Print the checklist below to compare your home inspector:

You are likely making the largest purchase of your life.  Don’t take chances by hiring just any inspector.  Your inspector is the only person whose sole job is to look out for you in the home buying transaction.

You can print out the 3 items you find in this section and use them together to make sure you get a great inspection.

Make the calls and read the questions right off the page. Take notes

Click Here For Home Inspection Checklist

8 Inspector Questions asked by Informed Buyers… that home inspectors don’t want to be asked

1. HAVE YOU PASSED THE EXAM? The only neutral test of the technical knowledge necessary to professionally inspect homes is the NHIE (National Home Inspectors Exam created in 1998 by the NHIE Board). In 30+ States that license Home Inspectors passing the NHIE Exam is the minimum requirement before they can perform a home inspection. With over 1,000 Inspectors in Michigan (and no state licensing or oversight) only 173 have attempted the test. Only 106 passed. 9 of 10 Michigan Inspectors have not met these minimum criteria. Get proof your Inspector is qualified & passed the NHIE exam.

2. WHICH PROFESSIONAL SCHOOL DID YOU ATTEND? Expertise on house problems, home components & systems can only be obtained by attending a professional Inspector school. Ask what professional school your Inspector attended.

3. WHEN & FOR HOW LONG DID YOU APPRENTICE UNDER A SENIOR INSPECTOR? Electricians, plumbers and all skilled trades require an apprenticeship. Book learning is not enough. Don’t let your inspector get “On the Job Training” at your expense. Ask your Inspector about their apprenticeship

4. ARE YOU A MEMBER OF ASHI or NAHI? The American Society Home Inspectors (ASHI) and National Association Home Inspectors (NAHI) are the only two nationally recognized professional associations for inspectors. If an Inspector is not a member of one of these associations where are they getting Continuing Education and how do they stay up to date on technical information? Ask your Inspector about their membership.

5. HOW MANY PAID INSPECTIONS DID YOU DO LAST YEAR? Number of years of experience can be misleading. Less than 250 inspections per year is a part time Inspector. Do you really want a part time Inspector for the most expensive purchase of your lifetime? Ask your Inspector how many buyers paid them for a home inspection last year.

6. WHO STANDS BEHIND YOU IF A MAJOR SITUATION IS MISSED? Always hire a company not just an individual “one man shop”. Inspectors who answer their own phone (usually cell phones) may be here today and gone tomorrow. Ask your Inspector if he is alone or has a team to support and protect you.

7. ARE YOU A FULLY INSURED INSPECTOR?

DO YOU HAVE ERRORS & OMMISSIONS INSURANCE? Your Inspector misses a major situation. Does your Inspector have ERRORS & OMISSIONS Insurance to protect themselves & YOU? Request an email copy of your Inspector’s E&O insurance.

DO YOU CARRY WORKMAN’S COMPENSATION INSURANCE? Any Inspector you hire may injure themselves. Get proof of workman’s compensation insurance otherwise you may be liable for a lifetime of lost wages. A fall off a roof may end a career and start a lifetime of debt for you. The risk is simply too great. Have inspector email you proof of their Workman’s Comp. insurance protecting themselves & you.

DO YOU HAVE GENERAL LIABILITY INSURANCE? A real life example: Agent leaves the inspection after the 1st hour. Inspector and Buyer leave forgetting to shut off water filling the upstairs tub. Two days later the owner returns to find water cascading from the 2nd floor and damages of $80,000+. Who pays for this damage? Is your Inspector one of the 90% not insured? Ask for a certificate.

HAVE YOU PASSED A CRIMINAL BACKGROUND CHECK & ARE YOU BONDED? A diamond ring & expensive watch turn up missing after your inspection. The owner calls and asks: “Who will pay for my watch & ring?” Realtors are required to have a background check by Michigan as they are licensed. Home Inspectors have NO LICENSE, no background check. Confirm your Inspector passed a criminal background check & is bonded.

8. WHAT IS YOUR BETTER BUSINESS BEREAU RATING?

Better Business Ratings are easy to confirm. Go to www.bbb.org/easternmichigan to confirm.

7 Misconceptions about Home Inspections

1. Home inspectors are LICENSED NO. The state of Michigan does not test, regulate or license home inspectors. Consumers have no protection.  Anyone in Michigan can claim to be a home Inspector.

2. One inspector is as good as another.  Inspectors are not a commodity.  Like any service there is a huge difference between providers.  Most inspection companies in Southeast Michigan are not really a company. 95% + are “One Man Operations” who have created a job for themselves. They work off of a cell phone, here today and maybe/likely gone tomorrow. Hire honest professional service providers that prove they’re looking out for your interests first by carrying the above coverages.

3. FHA, VA or CITY inspectors have inspected the home and found all the problems so I don’t need to pay for another inspection. FHA and VA have never inspected homes. The government will not expose themselves to the risk of performing inspections. Appraisers do not inspect FHA & VA homes. To accurately determine a homes value, appraisers do a visual “Systems Condition Assessment” of the home. This is not an inspection; it’s done not for you but for the lender to determine value.  Appraisers do not do an inspection.  Appraisers do not have the skills/training to inspect homes and home inspectors do not have the skills/training to appraise homes. The FHA.GOV web site instructs home buyers to always get a home inspection and clarifies the difference between appraisals and home inspections. City inspections are done for the city, not the homebuyer. The typical city inspection takes 10 to 15 minutes versus 2.5 to 3 hours for a professional inspection. Professional Inspection companies look out for your interests

4. I’m buying an “AS IS” Foreclosure/Bank Owned Vacant home & I don’t need an inspection. Banks sell their properties “AS IS”. You may think your getting a “DEAL”. Only a professional inspection can tell you if your “AS IS” is really a bargain.  Protect your “AS IS” with a professional home inspection.

5 New home: Were buying a New/Newer home & don’t need an inspection Don’t make this mistake. You’re home is the biggest investment of your life. An inspection investment of $ 300 to $400 on a home purchase of hundred(s) of thousands of dollars is simply a “No Brainer”.  In 20 years of inspecting new homes we have found many major situations unknown to both the builder and city that may not be apparent for years.  Even if no major problems are found the education/information a professional inspector will provide you “Peace of Mind”.   Questioning the value of a home inspection??  Ask your inspector if they will give you a Money back “Guarantee” if you don’t see the value.

6. My friend is a builder/contractor & they’ll inspect the home for FREE.   A well meaning family member/friend who wants to help can be a misdirected Good Samaritan. They are not qualified unless they have had professional inspector training and served an apprenticeship. Only a professionally trained full time home inspector will give you “Peace of Mind”.  Avoiding the “Money Pit”  is too important to trust to a FREE  review from friends or family no matter how well intentioned

7 I should hire the lowest price inspector MAYBE but not likely. Remember “You get what you pay for!”  People have been saying that for a long time because it’s true.  For the past 20 years our company has regularly shopped the competition. We’ve found the difference between professional providers is typically about $30.  Because professional companies all have the same costs of doing business to provide professional services and protecting you.

Bookmark This Page and Share!

•