My son is in the process of purchasing a house. It's an older house (1962)...3000 square feet. He's going with an inspector referred to him by the realtor. I'm thinking that may not be his best option...an independent inspector who doesn't have a relationship with the realtor would be the way that I would go. It's like buying a used car and the dealer tosses you the keys and tells you to take down to HIS mechanic to be checked out. I don't know, maybe I'm being too paranoid...just want to give him sound advice.

quote:

Originally posted by P229 357SIG Man:
My son is in the process of purchasing a house. It's an older house (1962)...3000 square feet. He's going with an inspector referred to him by the realtor. I'm thinking that may not be his best option...an independent inspector who doesn't have a relationship with the realtor would be the way that I would go. It's like buying a used car and the dealer tosses you the keys and tells you to take down to HIS mechanic to be checked out. I don't know, maybe I'm being too paranoid...just want to give him sound advice.

You're not being too paranoid. I always get MY guy to inspect the house and I inspect it with him.

I didn't think that realtor were allowed to recommend an inspector. They can offer a list of local guys but can't tell you which to use

Here's their sales video...
https://markscaparo.pillartopost.com/inspector

You're not being paranoid, he should get his own guy.

Very few inspectors know/do their job correctly. But getting your own at least gives you a fighting chance.

Yes, it's really a conflict of interest with the seller's and the buyer's real estate people. I'd go independent and find one that has an engineering background like I used, not just some yahoo who took a class and doesn't have a clue what he's looking at.

You are not being paranoid.

PASig has good advice, but good luck finding one. Inspector's with an engineering background are very difficult to find.

Much like a lot of industries...if you're too good at what you do, you won't be well liked in the industry. One way to trying get someone decent would be to insist on someone qualified to do VA home loan inspections.

A structural engineer is a better choice. Local college or engineer firm may help you find one. Costs more, but....my daughter go one. He even scoped the septic system.

The crawl space was encapsulated 2 years ago. The house was 53 years old then...not sure what that's all about.

Radon?

If you wouldn't trust using the court-appointed psychiatrist, don't trust the realtor-recommended inspector.

quote:

Originally posted by P229 357SIG Man:
The crawl space was encapsulated 2 years ago. The house was 53 years old then...not sure what that's all about.

Could be trying to control the moisture level

I would get my own inspector. If I didn't know anyone I would start here: American Society of Home Inspectors - Find a certified home inspector

quote:

Originally posted by BigWhup:

quote:

Originally posted by P229 357SIG Man:
The crawl space was encapsulated 2 years ago. The house was 53 years old then...not sure what that's all about.

Could be trying to control the moisture level

Ask the seller's agent in writing for an explanation of why the encapsulation was done.

I can tell you this much. From an electrical standpoint they often miss a lot. They will gloss over the actual dangerous things or required maintenance and list BS things to be fixed.

I don't have any suggestions on how to overcome that. I can tell you what to look for based on age that will be upcoming maintenance.

1962 DOB

• Panel will need to be replaced if not done already. If it's an FPE, Sylvania, or Zinsco it will need to be replaced immediately.
  
• GFI's will likely not be installed. They are required in exterior, unfinished areas, garages, kitchens, and bathrooms.
  
• Hardwired, interconnected smoke detectors in all bedrooms, outside of bedrooms, and minimum of one per floor without bedrooms.
  
• All outlets in house should be replaced and ensured they are properly grounded (box and outlet)
  
• 55 years ago we did not have the appliances we do now, so the circuits will likely be overloaded.
  
• Make sure that the microwave is on a dedicated circuit.
  
• Grounding is likely not correct (unless panel has been replaced).
  
• If the kitchen has been updated, check to see that there is no lamp cord going into the walls for undercabinet lights.
  

There are a few other issues that I see that are common, but those are the main electrical ones to check for.

From my experience in the home building business is that most if not all "home inspectors" are not engineers. Their job is to VISUALLY inspect the house. Most will say this clearly in their reports. It's a visual inspection. They are not structural engineers, electrician, plumbers and such. If they find something beyond their scope, wrong, out of current code, not working, in need of a professional inspection/repair they will advise you to pay the expert to verify the findings.

Home inspectors can be good, ok or bad. Most I've dealt with have been good people. Reputation/referral is how they get the next job.
Shop around websites and look for reviews and referrals.

When I was with a major nationwide builder we had a local engineering company, third party, come out and do all of inspections throughout the build process. These guys were engineers. Couldn't move on to next building phase without an inspection, fix anything found wrong and final approval. These reports stayed with the house and the new buyer could see them.

If your wanting more than a visual inspection find an engineering firm that does home inspections. I'm sure it will cost more. But you could go with a normal inspection and if something beyond the scope of the inspector pops up then pay a professional to verify.

Better to spend a few bucks and know if you should go for it or just walk away. Especially an older home.

Good luck on your son finding the right house.

I met and spoke with a home inspector a couple of weeks ago who was a failed residential appraiser and a failed residential contractor, who now inspects houses.

He informed me (before knowing that I own and work for a real estate appraisal company) that it wasn't a home inspector's job to inspect for code compliance. He also informed me that appraisers are a "good-ole-boys" club, and they wouldn't let him "in" in Alaska. lol. Come to find out he was a residential appraiser in california and couldn't pass the test in Alaska. Since he let his license lapse, he was required to test under the new standards...which he couldn't meet (probably didn't have the required education). I was sure to get his company name so I could steer people clear of him...

I actually read an inspection report today that I thought was pretty well done. A new guy in the area, who did a good job. I'm not sure what his background was, but he put together a good report.

quote:

Originally posted by Skins2881:

Make sure that the microwave is on a dedicated circuit.

?

A realtor's inspector gets houses sold. They aren't worth fooling with. They get business by schmoozing real estate agents and I can't prove but I am sure many offer a kickback for referrals. I've had good ones and bad ones. A bad one sours you on the whole profession.

Here is an example of a shiftless realtors inspector. Read the licenses page and sounds pretty qualified. The testimonials are all real estate folks. Then look at the BBB page on this asshat and see what home buyers get from it.

http://www.pictureperfecthomei.../Qualifications.html

https://www.bbb.org/memphis/bu...views-and-complaints