Thinking of Selling? Get Your Home Inspected Now

Thinking of Selling Soon?  Take Time to Have Your Home Inspected Now

by Antoinette Supple

Even though you've lived in your home for years and think you know every nook and cranny of your dwelling, having a home inspector examine your property before  you put it on the market can prevent problems from developing after you've signed a contract with a buyer.
  The day the buyer's home inspector arrives at your door is one of the most stressful moments you as a seller will experience from the day the purchase and sales contract is signed to the closing.  It's the second greatest hurdle to pass in the course of selling a property (the first, of course, is the buyer's financing being approved), yet you can prepare for it to make sure your house passes the test. No matter how well you've taken care of your home, you won't know what a building inspector will find unless you hire one yourself to investigate.  Think of it as preventative maintenance check-up at the doctor's:  make an appointment to have your home checked just to make sure there are no problems.  If there are, you will have time to fix them before the house is marketed for sale.  And if you're lucky enough to receive a  good inspection report, this will reassure prospective buyers that the home is in good condition (and may even encourage them to forego hiring another inspection).
      Like many states,  Vermont does not require inspectors to be licensed -- virtually anyone can call himself an inspector, with or without training.  So who do you hire to do the job?  You want someone who is as thorough as the buyer's inspector may be, yet not one that will make a mountain out of a molehill over normal wear-and-tear issues.
      "Hiring a contractor, or 'Uncle Bob' to do it for you is not the way to go," says Jeff Vos, owner of HomeCheck, Inc., a building inspection company.  "They're OK for checking over the structural and foundation of the building, but they typically aren't well trained for all major systems in the home -- wiring, plumbing, heating, etc., and contractors particularly are not well versed in older systems since they deal with new construction... It takes years of training and experience to be a competent inspector."
       Because inspectors can vary significantly in their level of knowledge and thoroughness, it is best to hire one that is certified by a reputable training institute (such as the National Institute of Building Inspectors [NIBI]), provides a thorough written report including a summary, and is experienced.  The NIBI gives the following guidelines for choosing an inspector:

     

1.  Make sure the inspector has proper training and technical support: training in all aspects of home inspection and ongoing support for questions and changes in residential construction techniques and systems

2.  Certification by a reputable training institute, which requires re-testing annually
     

3.  Insurance coverage which includes general liability, worker's compensation and especially Errors and Omissions insurance, which is comparable to malpractice insurance.  If you find an inspector who does not carry this type of insurance, it is usually an indication that the inspector has had no formal training, or has a poor track record in the industry
     

4.  Get a guarantee: a qualified inspector should be willing to provide a written guarantee to back up his inspection findings
     

5.  Avoid a conflict of interest: a professional home inspector should be just that -- a home inspector.  Avoid part-time inspectors who are also contractors, since every home defect found presents an opportunity for them to offer a repair

      "Finding a qualified inspector is not just about how much they charge (inspection fees run about $250 - 300±).  A good inspection takes 2 - 2-1/2 hours to do," says Vos, "and should include going on the roof, in the attic, crawl spaces, etc. It's best if the homeowner or buyer can be there during the inspection to ask questions, take notes, and observe problems that are of concern.  The report should be completed at the time of inspection, or within 24 hours."

We (the owners of Picket Fence) recently hired not one, but two, inspectors to check our house out -- both who claimed to be very tough inspectors.  We wanted to test how similar the reports would be, as well as learn whether our house would pass or fail a thorough inspection.   While there were many similarities, there were also notable differences in the reports.  Neither inspector accurately assessed the age of our appliances, evaluating a brand new refrigerator as "mid-life".  Still, we found the inspections enlightening and reassuring, and received several good tips for inexpensive improvements that might be made.
     

"The most valuable benefit a good inspector can give you is knowledge about your property before and after a sale," says Vos, adding,  "Knowledge equals confidence and power for you!"