What's the most important quality to consider when choosing a home inspector?

Question

The plain fact of the matter is that home inspections are failing new homeowners. Saddled with houses with structural, electrical and other major issues someone should have noticed, people end up paying for nasty surprises years after they’ve moved in and made any cosmetic changes. I’m calling for a change in the industry and so I want to hear from you – what do you think is the most important quality in a home inspector?

Yahoo! Canada Staff note: This is the real Mike Holmes! Read more about his new book, The Holmes Inspection, here: http://www.harpercollins.ca/global_scripts/product_catalog/book_xml.asp?isbn=1554680433

Answer 1

I feel that all home inspector's should have to take certified training courses in their own region.  These should be college offered courses with a diploma.  After paying six hundred dollars for ours, we were left with a shower wall that nearly collapsed and not one window that the handle would work I could go on, but at the end of the day we should have done a better check on this person instead of listening to our Real Estate Agent.

Answer 2

To me, the most obvious quality that I would look for in an inspector is that he or she has had extensive (!!!) experience in the construction industry. Perhaps someone that is familiar with all or most of the associated home-building trades. As a vocational counsellor, I have had people ask for training to be a 'building inspector' with some fly by night course provider or such. If you don't have the background, you can't just take a course and expect to be an expert. Hey, I could read a book on brain surgery, but you wouldn't want me to perform your lobotomy! (hee hee) ;)

Answer 3

There should be a national/provincial accreditation program.  A basic level of build quality should be expected no matter where you life in the country.  Your home inspector should be accredited nationally and thoroughly aware of building codes for the municipality where you live.  His/her documentation should be a standardized form that gives a detail of the main build features of your house.  Structure, plumbing, weatherproofing and energy efficiency and electrical as well as issues with oil tanks or asbestos which can be enormous costs to rectify.  Details should not only include if they met the codes but an estimate of time and money that would be needed to bring the issue up to code if necessary.

Accountability is everything.  The home inspector should be an experienced contractor in their own right.

Answer 4

I don't think there is only one quality which will change the effectiveness of home inspectors.  I think that there are many important qualities, however, I have listed three imperative qualities. They are: 1) Government Certified Training, 2) Accountability, and 3) Assertiveness.    

First, the only way that someone is to catch all these errors is if they have in depth knowledge of the Building Code 2006 Compendium, the Electrical Safety Code, and Plumbing Codes.  I believe that the inspectors should know these codes inside and out and should have to pass government exams and certify themselves as home inspectors.  The exams should be re-administered after a certain amount of time as the industry is forever evolving.  I also think that these exams could be a much needed refresher course.

Secondly, accountability is needed, perhaps an individual's log of errata, and have this log affect their performance ratings.  I also think that random inspections of the inspector's work would improve their quality.

Thirdly, assertiveness is needed to make sure that the builders or homeowners cannot easily manipulate the inspector.  For example, if someone decides to drywall before the electrical inspection is done, the inspector insists that the drywall be taken down regardless of the inconvenience or expense to the owner or builder.

I hope my opinions are helpful.  Thank you for your time.

Answer 5

The home industry seems to have become a money making venture for more than just the builders.  As home inspections are becoming a required element for purchase, there seem to be alot of "certified home inspecters " popping up.  I have personally met one who recently retired from a Radio Broadcasting job, took a "few hours" of training and is now inspecting homes.  Any other trade/occupation requires years of education and experience before receiving credit as a professional.  Any changes for the better in regards to all aspects of the home buying/building/renovating industries would be a phenominal asset as too many people are being taken advantage of.  It is my opinion that anyone performing home inspections should have been in the industry for an extended period of time.  This would hopefully eliminate most of the issues that are currently being raised.

Answer 6

The most important quality is honesty and accountability. I think that there should be a major change in the industry standards. I live in Edmonton and as you know houses are being built in a matter of weeks. This affects the quality of house and the work that the inspectors do, houses are not being inspected properly and I think that there should be some accountability.  I am not laying all the blame on inspectors but on the industry as a whole. We often look at inspectors because they are the ones who approve the work. We need to look at how and who are these people building our homes as well. The sad thing is that the homeowners are usually the ones left holding the bag.

Answer 7

I work for a renovation company and I agree that this is an issue, especially for the homeowners who have to pay in the end.  I think home inspectors need to pass a re-certification exam, every 2 years.  Building code rules change on an on-going business and the home inspectors need to be kept current  about the changes and need to be "re-tested" regularily.  They also need to be held financially liable for the errors they make and homeowners end up paying for.

Answer 8

I have been in the General Contracting business for 20 years and can, with most certainty, say that home inspections are in most cases a waste of time. I can't begin to emphasize how many times I have written letters to home inspectors requesting to have the home owner’s money refunded due to lack of professional quality of inspection. I have seen home inspectors give great detail on superficial cracks and minor cosmetic issues and completely over look the more critical problems that exist. To be blunt, most inspectors are under qualified and do not posses the skill or experience to properly inspect a home for structural, mechanical or electrical issues that most home buyers are not familiar with. It is safe to say that home buyers would want to know the more critical issues not the cosmetic ones so I recommend calling a reputable General Contracting firm to inspect your home. Most of the reputable General Contractors/ Managing firms posses a CM (Construction Manager) who can assist you with your home inspection. Now, it is important to point out that this would cost more but you get more detail that is critical to your decision, on some occasions there is nothing to point out for the exception of a few minor cosmetic issues but the true asset is that a CM has the contacts to industry professionals that offer free inspections from basements to roofs, from wiring to heating all this is covered with reputable firms, all you really pay for is the CM'S time. I have had great success from this protocol and have on many occasions insured the home owner is as well informed as possible and make the decision themselves. There should never be the appearance or pressure to sway a potential buyer away or give recommendations but only give the home buyer as much critical info as needed. This is what the problem is with home inspectors now, most never picked up a hammer or can read drawings for that matter, never mind assessing your potential home. I agree there needs to be a change and this change should be as aggressively monitored as other inspection agencies. I for one would rather have an inspection agency who is licensed and regulated just as building inspectors are rather then have home owners contact me because they have had a problem with their inspection and must now have their issues repaired because it was missed. My recommendation to use a CM is only because the home inspection industry is flawed and must be re examined. Trust me, I would rather not have the phone calls because it was missed, but would rather have the phone calls from people who are informed and need a quotation for repairing for it. Go for it Mike, our industry needs to have an overhaul on a municipal level.

Signed

Fed up

Answer 9

The recent problems with new home construction has been concrete and structural problems.  The builders are calling the home inspection a "home walk through".  I believe that when a builder obtains a building permit through the city, it should be mandatory that a licensed home inspector, must inspect the home before a occupancy permit is issued by the city.  Should future structural or mechanical problems arise in the future, the home owner should be able to turn to the home inspection company, the builder or the city for recovery.

Answer 10

Interesting one Mike. The real problem lies with greed and money. The problems, as you show, are covered by window dressing. Should a home inspector dis-assemble a home to get at the root of the problems. Education and licencing would help. Even government building inspectors do not do a good and in some cases any job. A real program of inspections and ratings, may help. Going for references may or may not help, as one person pointed out. Education, Training, Apprenticeships, Certification, by the Government. Then "written guaranties" by the same government. Money on the table, in trust, by builders, the home inspectors association, the government. Many clones of Mike Holmes available.

Answer 11

I think the most important quality for an inspector is reputation and referrals.  I like to think that there are people that actually love what they do and it shows in their work.  Sometimes it does not matter that a company will hand you a full sheet of referrals, they could still come in and do bad work (like my roofing company, who still won't come and repair the damage), but keep getting work based on prices and these very misleading referrals.  Professionalism is going down the tubes for a quick buck, it seems.

Answer 12

Some of the most important qualities of a good home inspector are:

- Methodical in their approach to examining a home.  Follows a well laid out plan that covers each and every system, phase of home construction.

- Has to be curious and not afraid to open things up or has equipment to do a proper evaluation (thermal imaging for heat loss/insulation, pressure check the plumbing for leaks, air quality checks.  Probes the foundation right up the the roof shingle.

- Beyond that the home inspection industry needs to have standards and a regulating body that can control and dicipline a "bad" home inspector.  Look for someone with the right education/experience mix.  If you hire a professional engineer their governing body (APO in Ontario) can pull their license to practice as an engineer if they are fraudulent or don't meet standards.

Answer 13

For me, the most important quality is trust.  I need to be able to trust the judgement and expertise that I am hiring. The person doing the inspection needs to sell me personally, but he also needs to show some valid, industry accepted accreditation.  If I know that he had to pass a legitimate test of his peers, then I know that his experience and knowledge are for real.  Some things you just cannot fake even with smooth talking.  One other thing, I would insist that I accompany him on the inspection, so he/she must be willing to show me the good, bad and ugly.  I know a fair bit about building, but not everything.

Answer 14

I feel that the inspector needs to know their stuff.  Knowing about electrical/plumbing/structural findings not always looked for but in the odd inspector;  if he/she is for the job and not just his/her paycheck, he/she will see the faults because he/she will be there for that purpose.  

He/She should be courteous, but thorough, and if there is a problem then be accountable for the problem and

part of the expenses if necessary for a specified time period.  After that specified period of time then it is up to the home owner unfortunately.

After ex number of mistakes then it is time that person takes a walk with no paycheck and a proper home inspector be found that can do the job.

Lucky-Lyn

Answer 15

A home inspector should have construction knowledge and every facet of the building industry.  Like yourself Mike, they should know what they are doing and what to suggest or tell the home owners what needs to fixed or totally gutted.  A knowledgeable inspector is a good inspector.  

There should be at least (2) years of apprentice in the construction industry including plumbing, electrical.   There also needs to be a course for them to know what to look for.

Then hopefully we should  be able to trust Home Inspectors.  Lots of first hand knowledge should be first and formost in any inspectors credentials.  Hope this helps.

Answer 16

Hi Mike:

Thoroughness - to elaborate - that the home inspector do as complete an inspection that he or she can, while at the same time being honest and forthright about what he or she cannot see or make a judgement about.

To that end, I would want a WRITTEN evaluation, including what they cannot see or evaluate (as referred to above), because I know that without taking the whole structure apart, not everything can be inspected.  If they are not willing tp out the results of their inspection in writing, be suspicious.

As well, I would want in the sale contract, via a clause signed by the vender, that any hidden defects that come to light later on (a few years after I have purchased the dwelling) be covered - either by insurance on their part, or I would want to come after them legally.  Most real estate contracts have such a clause - "hidden defect" clause that is, but I would check on it's limitations,  read the fine print !!

Thanks for asking !!

Answer 17

Integrity!!!  As well as experience and knowledge in the industry, and we should be informed of his or her level of experience and knowledge.

The home inspector should also be fully insured in the case of his or her own negligence (I am currently being sued by a home inspector who tripped and fell because he wasn't paying attention to where he was going.)

As the home inspector is not always invited onto the property by the vendor, the inspector should sign a waiver that he or she is responsible should he or she sustain an injury during the inspection.  AND as a home inspector, it should be incumbent upon him or her to exercise particular caution during the inspection to avoid any potential injury.

Answer 18

Mike - I worked for many years in home renovations and I know first hand the nightmares that many home builders and renovators have unleashed upon unsuspecting home owners.  When the concept of home inspectors was introduced, I felt it was a great idea.  Unfortunately, most home owners don't realize that these "home inspectors" require very little training.  To answer your question, the Ministry of Colleges and Training should develop an accredited course that will touch on all the basics (structural, electrical, plumbing, etc.).  Furthermore, once the course is completed, there should some measure of liability attached to the inspector (currently, if he/she misses anything the home owner has no financial or legal recourse to seek compensotary damages against the inspector).  I realize this will drive the cost of inspections up considerably, but I'd rather pay $2,000 and KNOW I have nothing to worry about then pay $400 and walk in blind.

Answer 19

In my opinion, I would like the home inspector cover all aspects of the home when they inspect it, including any damage no matter how small; such as a broken window.

Most important however, is the structure, wiring, plumbing, roofing and foundation. They should be liable to the buyer of the home if neglegence is present on there part. Registration with insurance would be a good place to start.

Perhaps there should be a tier system whereby you get a 21 point check system on the major items and further 21 point system for a nominal extra charge. The extra 21 points would cover minor items, inspected in the home.

Answer 20

Mike

Home inspectors need to meet strict guidelines and they need to pay into a insurance program,  or have an insurance program that backs up what they've inspected. (Perhaps an associate program that Identifies a person as certified and guaranteed)   It just not right to pay someone $400.00-$500.00 for a detailed analysis and then have them walk away from any responsibility/error on their report. I would be happy to pay more for a qualified inspector that I know will back up his report with a guarantee to repair/replace any issues related to the inspection for a certain time period. Your buying a house for hundred of thousands of dollars.You shouldn't be left hanging, after the fact..

Answer 21

A good inspector, should be qualified by expereince in the industry or by professional training and expereince(Engineer). They should have a talent for detail, be agressive in the face of poor workmanship and insist on a strict adhesion to the established codes. They should have a questioning attitude and trust only his eyes and never his ears (Ignoring the typical Contractor BS to find the truth.) He should be sympathetic to home owners and ensure they are not ripped off. Basically Mike, you and anyone who has developed his skill, knowledge and pride equal to the best in the industry. Keep the show going, every decent contractor I know watches it religiously. You have raised the awareness and education of the industry and general public, considerably. Your work has done more for the industry than any legislation ever could.

Answer 22

Most important quality in a home inspector in my mind would be accountability.

It is defined as a form of trustworthiness; the trait of being answerable to someone for something or being responsible for one's conduct; "he holds a position of great responsibility"

This covers exactly how I feel about the job a home inspector provides. He/she should be willing to step up and stand by their evaluation. If they are not willing to do so, then they are not worth your time or money. Find someone else who will, even with time behind the inspection, willing to still be accountable for the job they are doing/have done for you, and the peace of mind they are providing by their expertise.

Answer 23

Accountability! Every other party in a real estate transaction is accountable except for the inspector.

Realtors have their license to consider and rules of conduct, owners and sellers have personal liability, inspectors collect a fee and walk away regardless of their conduct poor or not.

There should be national and/or regional levels of inspection which each follow stringent criteria. The inspection should state the recommended level of inspection, the actual inspection provided and the pros and cons of each level of inspection. However, it should be noted that in all likelihood the inspections costs would rise for a premium tier of service. Furthermore, failure to adhere to the inspection standards should result in possible license forfeiture.

Answer 24

Hello Mike

     I am an electrician by trade.  I have working in the housing market for about 6 years.  The one thing that really troubled me about the whole residential industry was the inspection process.  Speaking from the electrical end of things, inspections were more often then not rushed, very brief, and most disturbing sometimes not even conducted.  When an electrical contractor gets to be 'buddy buddy' with the inspector over time the inspector begins to put trust into the contractor and doesn't really bother to inspect things properly or even at all.  Saying this, the electrical inspection department a couple of years ago introduced 'self inspection', where the contractor does his/her own inspection on their own work.  This may be fine in some cases but the housing market is so 'cut throat' and small profit margins that short cuts are taken and never seen.

thanx wayne

Answer 25

Honesty! This should be the most important quality in a home inspector. Some of the knowledge a person requires for a good home inspector can be found from local authorities and/or books or other people in the industry, But their honesty and integrity can only be gain and found in the individuals personality. if they are more interested in getting the fast buck instead of telling the truth. What good are they even if they belong to a certified association.

Answer 26

If you are talking about city building inspectors, they should be specially trained; should be autonomous from any builder; should be licensed or certified; should face stiff fines and charges if they accept bribes or favors.  They should be able to stop progress on ALL houses in the project if substandard materials or workship is discovered.  They should also check invoices and credentials of workers on site. Also the Home Ownership Insurance is just a money grab and no one I've every known has been able to get satisfaction from this program.  There needs to be a real tightening up of the legal requirements for contractors.  If they are not engineers, they must have one on staff full-time.  I would suggest that the GST be removed from all principal residences and that contractors be responsible for providing independent inspection reports on their projects.

To answer your question directly, I think the most important qualities of a home inspector are integrity and the intestinal fortitude to enforce building standards.

Answer 27

I believe the most important thing in a home inspector is being completely thorough in regards to the home inspection itself being conducted, and knowing that the inspection is guaranteed if any serious indepth repairs need to be done in future...the current owner, or new owner would know whom to contact if something serious was overlooked in the most current home inspection.  If there were serious errors made or overlooked then the inspector should be held accountable along with the contractors who did the work (or original building if that is applicable).  It would make me feel a little easier knowing they were registered with the BBB organization...but even then you never know.  I would also hire a home inspector whom I know was certified and registered with the province of Alberta, or which ever province you live in.

Answer 28

I think home inspectors (or at least the one's I've met) may know 'something' about houses and how they should be built but usually not everything and what they do know can't even be properlly applied because they are not allowed to go behind the drywall or touch anything.  I would REALLY like to see home inspectors be allowed to dig into the house a little bit (small holes in drywall can be quickly patched and painted) and if someone really wants to sell their home they should be prepared to let the buyer know everything about it (even things they may not be aware of themselves yet.)  At least we'd be using our home inspecters to their full ability then.  

The other thing I'd like to see is Home Inspection teams where there is a better potential for two or three guys with special knowledge in certain areas to inspect the home together and make sure nothing is missed.  

Is there even a regulatory body right now that governs what kind of background or training these guys have?  (because it doesn't seem like it.)  

Thanks Mike!  

Michelle from Calgary

Answer 29

I believe the most important quality is to ask, ask, ask questions. Exactly what is going to be inspected/what is not going to be inspected. How long will inspection last, (the time frame may justify how thorough the inspection will be). What are his qualifications, and does he have proof of what he says. A lot of these inspectors operate out of there homes, and are in no way held accountable for their reports. I also believe that the builders themselves are not being held responsible for what they construct. I believe that they should be required to post a bond for each home built, and that full coverage warranties for three years should be required. These seven year (structural only remember) warranties are a joke. A home has to practically fall down for that warranty to kick in. Sadly to say, this is really a buyer beware experience.

Answer 30

The most important quality to look for in a home inspector is that they were in the trades for a period of years. You need someone with real experience. References should still be checked, double checked, and triple checked, (you may be talking to their aunt, uncle, cousin or best friend, for all you know!).   You should also always ask how they inspect the areas of the home outside of their field of expertise.  Do they have extensive plumbing knowledge, but know nothing about electrical? If they don't have a team to work with, look at hiring separate specialists yourself.  I am house hunting now and have my plumber, electrician and a journeyman carpenter friend on call to hire to do my inspections for me.  It may cost me more, but I am not willing to let myself be "surprised" when I buy this next house.

Answer 31

Honesty and integrety would be tops on my life for an inspector.

Proven years of service and certification in all areas that they will be inspecting.

A warranty that makes them partly responsible up to 1 year after purchase for part of the cost of the repair for flaws missed in their inspection.

Finally I'd like to see them given enough time, lighting and resources to properly inspect houses to discover intentionally covered flaws such as former grow op homes, leaking basements that have fresh paint and carpeting... being educated in the ways people cover up the flaws to make a sale.

I live in a home that will need to be torn down after I move out.  Not all the flaws are easily noticed, but some are obvious.  Live anywhere for long enough and you'll find a flaw.  Some flaws can be worked around and lived with, some can't.  The cost of homes these days means that NO flaws should be present.