In this short video, Alex explains a little about these home inspections, and how to avoid
common inspector traps.
Guidelines To Select Your Home Inspector
As per the contract, an inspector is whoever calls himself one. Beware!
When you buy a home, most of the time (except with some foreclosures) you will have
the right to inspect the property and evaluate whether or not the condition is acceptable
to you. You will have, as per the contract, between 5 to 10 banking days to do the
inspections, and decide whether or not you want to proceed with the purchase. Some
other times, when the contract is not contingent on inspections (foreclosures).
Most homes in this market are being sold as-is; all foreclosures, all short sales, and
about 60% – 70% of all regular sales. As-is means “what you see, and what you don’t
see, is what you get” However, you still have the right to inspect the property, and it will
be wise on your part to do so, to prevent walking into some major defects, such as
foundation, plumbing, or seawall problems.
Because of possible time constraints, you should start looking for your inspector now
and when you need it, you would have done all your research ahead of time. The
inspection is just one phone call away.
When you shop for an inspector, it will be smart of you to keep in mind the following
guidelines. You will want the inspection report :
To be on a PDF format, or any other electronic means, so it can be emailed and
all parties can clearly see the report. (faxes are sometimes messy and not clear)
To be typed, and not handwritten, so it is legible for all parties.
To include color pictures next to the note defect, so all parties understand what
the inspector is talking about.
To include a repair estimate for all the defects, so you have an idea of how much
it would cost to fix the defect.
To have a 1 page summary, with estimates, so the real estate agents and
attorneys involved can quickly and easily identify what the problems are.
To include a roof inspection, from a licensed roofer only.
To include a termite report inspection, from a licensed pest control company only.
To include a free wind mitigation report, so you avoid paying another $150.00 to
a different company (this inspection can reduce the cost of hazard & flood
At the very least, make sure you get a wind mitigation report included with
your inspection, as well as a termite report, and DON’T EVER PAY OVER $450.00
for the three inspections!
What to avoid:
“Free” mold inspectors. Not all are the same, but they usually find mold when
there is no mold, and they have absurd costs to “fix”the so-called “mold”.
High inspection costs. Normal range is between $200.00 & $400.00, payable
when the inspection is done. I have seen companies charging close to $1,000.00
to do the same thing another company does for $300.00
What to be aware:
An inspector, as defined in the contract, is whoever calls himself one. And as you know,
we are in Florida… the scope of the Inspection is what the inspector sees during that
day, only for what is “visible at the time of the inspection”, and the only liability the
inspector has is for “the cost of the inspection”. I have not referred clients to inspectors
for at least 10 years…. sometimes inspectors miss/don’t see not working items that you
find out only after you move in.
So do your research ahead of time, ask friends and relatives, call around, so when we
find your future home, you are ready to do that inspection, so you know what you are
getting into ahead of time and not after the fact.
You can read more about inspections here:
I look forward in helping you become a wise home buyer!