How to Choose a Private Home Inspector

Once you have chosen a Certified Professional Home Builder^SM (CPHB), you should select a private home inspector. This decision is one of the most important decisions that you will make after choosing your home builder from the CPHB directory.

Buying a home is a large investment of time and money; your decisions throughout this process will determine the outcome of this major venture. More home buyers are learning the benefits of hiring a professional home inspector to protect them during this process. However, very few know what credentials to look for when selecting a home inspector. Since no license or certification for Home Inspectors is required in Georgia, there is confusion about the qualifications necessary to conduct professional home inspections. Factoring in the proliferation of inspector schools that recommend the “in-and-out” approach to home inspecting, home buyers may end up in a losing situation. If serious defects are not reported, the outcome may result in additional expenses, heartache or even tragedy.

Just as the CPHB program recommends choosing a builder who demonstrates professionalism and knowledge of construction, a home inspector who has specific qualifications and meets set criteria also is recommended. Professional Home Inspectors are encouraged to obtain code certifications from the International Code Council® (ICC), a professional organization dedicated to setting the standard for building safety. For more information, visit www.iccsafe.org.

You cannot assume that every builder in Georgia meets the rigorous standards of the CPHB program. The founding premise of the CPHB program was to raise the bar for builders in Georgia; if there is not a CPHB in your area, selecting a professional home inspector becomes even more important. In addition to asking about ICC® certification, use the following guidelines to obtain a home inspector who is best able to identify and protect your needs.

1. Are you a member of any professional organizations?
   Numerous organizations, associations and societies only require payment of the membership fee and possibly an initiation fee to join. Others require that the inspector attend training. Full membership of the Georgia Association of Home Inspectors and the American Society of Home Inspectors requires that Full members perform a minimum 250 inspections, take comprehensive exams and obtain continuing education each year. The Georgia Association of Home Inspectors also requires that Full members be certified in all four disciplines of the International Residential Codes which are Building, Electrical, HVAC, and Plumbing.
   
   For more information, contact:
   
   Georgia Association of Home Inspectors (GAHI)
   (770) 952-7811 or (800) 521-5193
   http://www.gahi.com/
   
   American Society of Home Inspectors (ASHI)
   (770) 989-2588
   http://www.ashigeorgia.com/
   
   
2. What code certifications do you have?
   The word “Certified” does not necessarily indicate CODE certified. Some inspectors obtain only the Building Inspector certification and then present themselves as code certified. They omit the plumbing, electrical and mechanical certifications. A qualified inspector should have the ICC® Residential Combination Inspector certification as a minimum. A home inspector’s credentials can be verified at the ICC® website:http://www.iccsafe.org/e/certsearch.html.
   
   
3. Where did you receive your certifications?
   The International Code Council® is the model code organization that provides meaningful certifications for inspectors in Georgia.
   
   
4. How many continuing education hours do you receive each year?
   The minimum should be 20 hours annually.
   
   
5. How long have you been performing home inspections?
   This question is not as important as the qualifications listed above. Quantity does not equal quality. The inspector with thousands of inspections performed according to poor or no standards of practice is not necessarily the equivalent to the CODE certified inspector with several hundred inspections done properly.
   
   
6. How long should my inspection take?
   The inspector may ask you for some information about the home you are purchasing before answering this question. Generally, inspections take a minimum of two hours for a small home on a slab; others can take longer. Factors that may affect the inspection time are age of the home, size, general condition (for example, distressed properties require more time) and whether the home has a basement or crawl space.
   
   
7. Do I need to be present for the inspection?
   Many inspectors will want you to participate in the inspection if possible. Being present is educational and will give you a better understanding of the home. If you are unable to attend the entire inspection, then you should plan to be present for at least the last hour.
   
   
8. What type of reports do you provide?
   Inspection reports of new construction should always include references for all identified code violations. Beware of a very short report or one that consists of only checklists. Some reports may be extensive but contain a considerable amount of generic information not specific to your home. Many times explaining the defect or deficiency is as important as noting that it exists.
   
   
9. Can I call you if I have questions after the inspection is completed?
   The answer should be YES! Most good inspectors rely on referrals from satisfied clients for future business. Answering follow-up questions is a great way to stay in touch with clients and to ensure customer satisfaction.
   
   
10. How much will my inspection cost?
    Notice, this is the very last question to ask. If the inspector is not qualified, you will not get this far so don’t waste your time. The inspector may have enough information from the questions and answers regarding the time, but he or she may also ask about specific equipment, such as how many HVAC systems are present, etc. before answering the question. Generally, you should expect $300 to $400 for a basic three-bedroom, two-bath home less than 20 years old. However, type of construction and other factors may result in a higher price. Generally, veteran inspectors will quote higher prices as they are more experienced and often will take additional time to perform a more thorough inspection. Unfortunately, more knowledge does not necessarily result in quicker inspections. If you are getting prices that seem too good to be true, ask yourself what part of the inspection is the inspector leaving off in order to give you a lower price?