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Richard - you nailed it!   GREAT post . 

Richard! Brilliant, Everyone should take note of this blog, bookmark it, print it , and go by it.

Well done!

Great Blog, Richard you got it!  I recommend my Home Inspectors for the same reasons.  I especially like the calm home inspectors.  I don't want a home inspector to talk my client out of a perfectly good home that needs few little things.

Richard... This is a fabulous post! Thank you for compiling this list! When you have time, I'd love to hear the same regarding title companies! (hint, hint!) Thanks again!

Melissa

Richard...

This post is beyond excellent! This is the finest depiction of what a real estate agent expects from a home inspector that I have ever seen. Bookmarked and flagged for feature!

Richard

NAHI members are good also not just ASHI members.

http://activerain.com/blogsview/688396/ASHI-NAHI-CEs

Edit: Richard I see that you added NAHI.

Susan/Tim/Carol,  Thanks!  I tend to be very loyal to a small number of home inspectors who do a good job for my buyers.

Melissa,  The guy below you, Richard Weisser, knows I've already put it on my blog list for the future.

Richard,  Thank you my friend.  We agents are easy to please and quick to upset. 

Mike,  My apologies, I've corrected the post to include the National Association of Home Inspectors as well.  Thanks for letting me know.

We have one particular inspector that we recommend to all our buyers, and will use for the purchase of our next home, because he is thorough and explains things so everyone understands.  He might state that the owner should revisit an item in 5 years or so when the useful life of an item is projected to be reached, recommend immediate repairs to prevent further loss, or estimate that the problem is going to cost tens of thousands of dollars to fix.  That's right, he once told some buyers that a crack in a foundation wall would cost that much and it killed the deal.  My buyers were so appreciative of his professionalism that they paid him again to inspect the home that they ultimately bought. 

The home they backed out of ultimately sold for some $60K below what we had offered, due to the disclosure of the foundation issue.

AJ and Jodee,  I'm fine with that.  For me it's all about protecting the buyer with facts, not opinions.

There's some good points and some bad points here.

First, local knowledge is good, but aluminum wiring was used throughout the nation.

Second, nothing can "fail a home inspection." I don't know of any home inspector anywhere who passes or fails a home. That's just not done, and my husband is a home inspector with almost 10,000 inspections to his credit.

Third, installing aluminum wiring correctly is not the issue. Aluminum wiring is the issue. Even then, though, it's only single-strand aluminum wiring in 15- and 20-amp branch circuits. Larger single-strand aluminum wiring, and multi-strand aluminum wiring is typically okay, but still needs anti-oxidant paste applied to it.

Thusly, aluminum wiring is a "legitimate" concern. Very legitimate. The type of aluminum wiring noted above is knows to result in house fires. I consider a fire quite legitimate.

As far as not going up into the attic, you state that you "can'timagine what the buyers were payaing for with that report." Exactly! Don't try to presume what the home inspector and his Client have contracted to do. That's just plain wrong and gets too many people into too much trouble. My husband has many different types of "home inspections" for different Clients having different needs, wants, and goals because of their differing circumstances. One type of home inspection does not necessarily fit the needs of everyone.

Personally, I think you have a poor home inspector if "he can calm down the fears of buyers, and instruct them on what is and what isn't important." That's not his job under ASHI standards, NAHI standards, or under the standards of the InterNational Association of Certified Home Inspectors, the association that I prefer because they require a knowledge exam before taking your money and caling you a member. ASHI, NAHI and others will make you a member if you'll just send them money.

If more Realtors would realize that they are Realtors and not home inspectors, as you noted, things would be better for everyone. Unfortunately, as was noted in a Real Law Central article today, many home inspectors are being pressured to provide "good" reports for the Realtors who need to close escrow in order to get the big commission paycheck. Withouth that "good" report, many are threatening the home inspector by withholding referrals, "making sure you never work in this town again," (a quote from the article), etc.

As far as walking roofs, and actually as far as the total home inspection goes, much of what home inspectors do is dictated by state law, their business advisors (attorneys), and their insurance companies. For example, in California, roofing contractors are licensed whereas home inspectors are not. Thus, when people go to get life insurance, AD&D insurance, workers' comp insurance, and GL insurance, it excludes things that are the within the established and licensed jurisdiction of certain professionals. Thus if my husband were to fall off a roof and die, his life insurance would not pay because walking on roofs is an established standard of practice of licensed roofing contractors. Now if we could get some licensing for home inspectors, things would change.

So rather than just summarily going off on home inspectors, call them and ask what their inspection protocols are, and why.

Courts here constantly are saying that a rushed report is not as good as a 24-hour report, so I agree with you there. They also are saying that home inspectors have knowledge that needs to be conveyed to their Clients, something that checklist reports don't do adequately, so I agree with you again about the narrative report.

As to ancillary services, they often are licensed as well. Getting all those licenses would be prohibitive in many cases, especially since the home inspection industry is a price-sensitive industry. If a home inspector were to get licensing for mold, radon, termites, and whatever else, the cost of the home inspection might be $1,000 in order to recoup the cost of those licenses. At that point, I'm sure you would recommend a less expensive home inspector and have the praise of your Clients for finding someone less expensive.

Licensing, of course, is left up to individual states. Right now I think there are about 28 that have licensing. As far as ASHI or NAHI, as stated earlier, they'll let anyone join just by sending in a check. Then they'll ask you to do a couple of hundred inspections before being allowed to use their logos. That doesn't make any sense. What protection is it to the first 200 Clients? None whatsoever.

InterNACHI, on the other hand, will not take your check unless you have passed their online knowledge test. Then and only then can you become a member.

All of the associations, state or national, have similar Standards of Practice and Codes of Ethics, so the association itself doesn't really mean much. What means a lot more is the experience of the home inspector. There are many well-qualified home inspectors who don't like the political B.S. and fighting between the various trade associations and, thus, do not belong to any of them. I would choose them any day, any time over someone just because he was a member of ASHI, NAHI, InterNACHI, or any other.

The other thing I like about InterNACHI is that they are the world's largest home inspector trade association, with about 9,000 members. ASHI has about 4,000, and NAHI has about 1,000. InterNACHI has one of the most active Message Boards on the Internet, so if my husband finds an issue that is unfamiliar to him, he can post a question and picture on the InterNACHI Message Board and have the correct answer within hours, often within minutes.

In many cases, Clients want opinions, so they should not be summarily dismissed.

I was a home inspector with my husband's company from October 2001 to August 2005, when I became a Realtor.

Hi Richard,

Thanks for taking the time to share your thoughts about what you expect from a home inspector.

I understand most of what you say. I don't understand why you wouldn't want me to inform the client of something that could cost them money or their life, even though there is no evidence of it being a problem at the time of the inspection.

For example aluminum single strand wiring. There are serious concerns even though things may look great in the panel at the time of the inspection.

1. The home will not be able to get insurance if the insurance company is told that the home has aluminum branch circuit wiring. In Florida any home over 30 years old is required to have a four point inspection before a insurance policy is written and all homes with branch circuit aluminum wiring are over 30 years old. There is a specific question on the form that asks is there branch circuit aluminum wiring present.

If you have a fire in a home that is caused by branch circuit wiring that is aluminum then there is a good chance that the insurance company will deny your claim. Of course they won't tell you that when you are buying the insurance.

So for those reasons it is important to me to explain to the client that branch circuit aluminum wiring is a problem. I also explain that there is a remedy for the problem and explain what it is and that they should contact a licensed and qualified electrician for prices on making the needed correction.

The same can be said for federal Pacific and Zinsco service panels. As a matter of fact I don't even remove the dead front from Zinsco panels anymore. The last time I did everything feel out of the panel. There was a wonderful light show but I did need a new pair of pants after that experience.

2. Polybutylene plumbing is another item that may be installed correctly but still has a history of being a problem. It also can make a home uninsurable or give the insurance company a reason to deny a claim if that is the system that caused the problem. This pipe has been installed in homes for less than 30 years so the insurance company may not know of its presence until a claim is filed and the adjuster visits the home to access the damage. I think that the clients need to know about this possibility even though it is installed correctly and the insurance company won't know about it. I have had homes that were over 30 tears old and were replumbed with it.

3. Wood frame homes with stucco below grade are another big concern in Florida. This condition allows termites to enter the structure undetected until major damage is visible. Would you not want me to inform the client of that even though there are no visible signs of damage at the time of the inspection?

Even if the home has a termite bond it is still a problem because when you read the fine print of the bond for exclusions it states that this condition is excluded. Now of course the person selling you the bond doesn't tell you that at the time of purchase.

I recall one home that had this condition but the home was in great condition. The only problem was everyone told the buyer that it was a block home. The MLS sheet even listed it as a block home. When I told the client that this condition existed and explained the potential problems he looked at me rather puzzled. Up until that moment he thought the house was block. The client didn't want a wood frame home and for that reason didn't buy the home but I was still labeled as a deal killer and have never heard from that agent again.

Please keep in mind that as home inspectors we are there to protect the interests of the buyers. We are also there to CYA in the event that there is the potential for a problem down the road. While I do respect the agents that recommend me I do not expect them to tell me what I can or can't say. I don't work with agents that have that expectation.

I always tell the client that there is nothing that can't be fixed. The question is are you prepared to spend the amount of money needed to fix it.

You could be missing out on some great inspectors by only recommending inspectors that belong to a particular association. I have belonged to all of them at some point and time in my career as a home inspector. I have only stayed with the ones that provided what I considered a value for my money. The association doesn't make the inspector. Our training and education is what makes a good inspector.

Again thanks for sharing as I found your post very useful.

 Have a Great Day.

 

Greg,  I don't believe I ever said not to inform them.  My concern plain and simple is home inspectors who provide their "opinion" instead of facts.  It makes no sense for me, representing a buyer, to hide anything whatsoever during a transaction.  If something goes wrong, buyers sue, and the first person they come after is their agent.  I want a home inspector to provide all the relevant information to a buyer so the buyer can make the decision.

I'm very comfortable with the home inspectors I recommend because they're competent, not because they try to hide anything.  If they ever did that I wouldn't use them again.

Every home I've ever sold I was able to convince the seller to replace the Federal Electric Stab-loc panels from a safety issue.

 

Hi Richard,

Please forgive me if I misunderstood your post. I think that we both agree and are on the same page.

 

Respectfully,

 

Greg Bell

The only reason realtors or clients don't hire us is that it reminds them of the movie where Jack says, "You can't handle the TRUTH!"

The other reason is the myth in the industry that an inspection costs a few hundred dollars. Realtors should not be expressing this information either, a quality inspection costs what the inspector charges not what the realtor says it should cost.

Just because someone is willing to work for the "norm" and doesn't value their time, education, and years of honing their preferred field of expertise does not make it the "norm". Just like a Del Frisco's is not Steak and Ale. Most if not all of my services start at about twice what the "norm" is in our area but I report FACTS with further hyperlink documentation, based on my education and also have a few years in the industry (check my website). This really seems to upset some around here because it exceeds the state SOP.

There is a huge difference between Qualified and Certified, I'd interview, check credentials and references before I'd ever refer anyone regardless of their association, including realtors, appraisers, title companies or lenders for that matter. It's way too easy to basically buy a membership to most if not all of the associations.

Thanks for your time!

BARRY ADAIR
Owner-Professional Inspector-Moisture Analyst-Infrared Thermographer
TREC # 4563
EDI: EIFS-MA TX # 39
Certified Level I Infrared Thermographer
CPI^TM # 75-221486
CPO® # 75-221486
NACHI # 04080595
NAWT # 112156 IC
PaRR # 14195
TAREI: Advanced Inspector
TDI # 1130204761
Lake Cities Association of REALTORS®

ADAIR INSPECTION

office: 972.487.5634  
website: http://www.adairinspection.com

life is the random lottery of events followed by numerous narrow escapes...accept the good

 

Good points, totally agree.  The newer buyer doesn't know always what questions to ask and I also try to match the personalities.  I've been with inspectors that the buyer chose that never even looked at the furnace, etc.  Great post.

 

I think you should remind Barry above that putting links into your comments is an AR no-no.  If people don't stop these guys they will continue this nonsense.  My 2 cents is his comment should get deleted.  No need for a commercial from Barry.

To address Lyn's comment, it looks like Barry is not an Active Rain member. As I understand it, we want as much information from commenters as possible to ensure that we have valid, useful comments, so when one is not a member, including one's contact information is appropriate. For members, whose signature line is a link to one's profile, it's a totally different story.

On July 1, 2007, I switched from being a "home inspector" to being a "property consultant." Why? Because as a "property consultant" I have greater flexibility in providing my opinion.

For example, there are licensed electricians here who will say that a Zinsco or FPE panel is okay and that it just needs to be checked for bad contact points, cleaned occasionally, etc.

As a "home inspector," I had to defer to the State of California, which licenses electricians but does not license home inspectors. Consequently, an 18-year-old electrician who just obtained his license last Friday is considered to be an expert on electricity, much more knowledgeable than the "home inspector" who has 40 years of experience in real estate, including 20 years as a licensed electrician in Texas during the time when FPE and Zinsco panels were all the rave.

As a "property consultant," I can now butt heads with the licensed electrician and tell my Clients that FPE and Zinsco panels are not worth anything even as scrap metal and to have them replaced before ever moving into the home.

There are several state that don't license electricians, and many that don't license home inspectors, so I agree with Jim in that a call to a home inspector to inquire about why he does what he does would be in order.

As someone said on their blog that I commented on last night, "The #1 complaint about Realtors is their lack of communication." Whether or not one agrees with that, and I do, I also think the #1 complaint against all service professionals (Realtors, home inspectors, attorneys, etc.), as well as some others (doctors, dentists) is lack of communication.

Wouldn't it be great if Realtors and home inspectors would talk with each other? I think so, which is why I play in the Rain.

Richard,

What a wonderful article on what you expect from a home inspector (HI).  You bring up many fine points about the quality of the HI and how information should be dispersed to the client.  All qualified inspectors should perform the inspection as a third party without offering opinions on the house.  (Although anyone can make the assumption that any statement on anything is an opinion)  The response to the client should be based on knowledge of what is happening on the particular component and what may happen to the component down the road.  As I like to state to clients, "I'm like the Fox News slogan, I report - you decide."  Biases should be left out of the equation and information presented in such a way not to confuse the client and/or Realtor.

A good report should report what is happening and has happened to the house in question.  A good inspector will also educate the client on the inner workings of the house. 

One of the questions a person may have when inquiring about an inspector is do they belong to a inspector association.  This can be asked whether one resides in a state that licenses HI or not.  The answer should be, Yes I do.  INACHI is the largest in the world and has some stringent membership rules on becoming and maintaining membership.  ASHI is a good association as well.  The benefit of belonging to the organization is the requirement of continuing education.  INACHI demands 24 hours of continuinged per year; in addition to yearly proficiency exams.  Education of HIs should be paramount for any organization.  In belonging to a fine organization, the Hi guarantees that he or she is gaining considerable knowledge in the field of inspections as opposed to those who do not desire to maintain membership in a Hi association. 

You offer great advice to all Realtors on expectations of HIs, which should be passed on to new Realtors and HI everywhere.  Excellent post.

Barry,  I think its a bit of a stretch to say Realtors and the public don't hire a home inspector because we don't want to hear the truth.  I make my recommendations based on the quality of previous interactions or on the recommendation of other agents who have had direct contact.  What the inspector charges is their business.  Frankly, on a proactive basis I would prefer to see home inspectors getting out to the Realtor community to show their capabilities and qualifications.

Russell,  Here's what I prefer.  "The FPE appears to be functioning correctly, however, I would recommend an evaluation by a licensed electrician" because there is a history of failure which could be a safety issue.  You can find additional information at..."  As opposed to "The FPE appears to be functioning correctly, however, I would recommend an evaluation by a licensed electrician.  BTW, I would never buy a home with an FPE panel."  There is a world of difference between stating it as an opinion as opposed to providing the appropriate information.

Russell,  Here's what I prefer.  "The FPE appears to be functioning correctly, however, I would recommend an evaluation by a licensed electrician" because there is a history of failure which could be a safety issue.  You can find additional information at..."

Richard - I believe that all of the inspectors that have responded so far are the ones that would use a statement similar to the one you wrote.  I also believe that in your post you have outlined procedures that all good HI's perform.  Unfortunately, I think you must have run into some that are not truly professional and/or were chosen by their price.  Not all Home/Commercial/Building Inspections are equal, just like not all inspectors are equal.  Of course, that goes for a multitude of occupations (including realtors).  A statement from above "the association does not make the inspector" is so true.  I chose INACHI because of the benefits that I got from the association, but if someone would tell me that they chose their HI due to their association I would think them a fool.  An HI is good or bad due directly to the amount of effort he or she puts into being so. 

As far as safety issues are concerned, it is my JOB to notify my client of these issues.  I would be negligent (criminally and ethically) to not inform them of all such issues no matter what the agent/broker says.

Great post Richard, I always advise my buyers to get a home inspection, for their ease of mind.

Richard, I think MOST HIs would agree with MOST of what you have posted.  That being said, I can assure you, there are those realtors who wont use me in favor of "their" inspector, because "their" inspector caters to the realtor, in my opinion, at the expense of the client.  If it walks like a duck, quacks like a duck, I take a picture of it, put it in my report, and report that it is probably a duck.  By  reading your comments, I can tell that you want a good, thorough home inspection to benefit your clients and to protect YOU as well.  By the way, you should include InterNachi on your list of preferred inspectors.  They lead the way in the industry providing quality training to their members.

Richard,

I enjoyed reading this blog.  I use to live in So. Maryland. (Calvert Co.)  Havent been back in almost ten years and miss the area and CRAB CAKES!  Best in the world.  Hope business is well.

 

Peter Doane   

Peter,  This post was written a week ago so I'm not sure why I'm getting so many comments today.  The crab prices have gone up considerably in 10 years but they are still the best.  I only hope that we don't screw up the Bay so much that it affects the crab population.

Jeff,  I hope we can weed out agents who aren't adequately representing their clients.  It's pretty important and very serious, that's why it has to be done right.

Julie,  I always that they get an inspection too.  Back when the market was superheated a few years back a lot of buyers were foregoing inspections in order to make their contracts look better.  Bad idea.

Jack,  I would suspect that most agents see more home inspectors doing their job each year than other home inspectors do.  Like Realtors, there are good home inspectors and there are ones where you scratch your head wondering how they stay in business.

I had to laugh when I read Denny McAuley's comment:

"As I like to state to clients, "I'm like the Fox News slogan, I report - you decide."  Biases should be left out of the equation and information presented in such a way not to confuse the client and/or Realtor."

Unfortunately, Fox News doesn't report the news without its own blend of ultra right-wing conservative bias, so I'm not sure I would tell that to my Clients who are LGBT, Democratic, black, Hispanic, Asian, etc.

I think you're getting lots of comments because the NACHI inspectors found out about your bias towards ASHI and NAHI rather than a bias simply toward good, experienced, fair, and knowledgeable home inspectors, notwithstanding membership or non-membership in any organization.

I suspect I know who notified them, too, and it wasn't me.

Jim,  I am thoroughly convinced that there isn't a person over the age of about 10 that doesn't have a bias.  We all start out as a clean slate but that gets mucked up pretty quickly.

Jim,  I wondered why a week old blog posting was getting so many comments today.  Can't you tell your new hubby to lay off?

I wrote a blog on a sign at the mall where I hang out. It stated that 90% of a child's mind is fully developed by the age of 5. At about that time, the biases of religion start getting taught, and shortly after that we spend a lot of money on schooling to really screw up the other 10%. LOL

I have no contorl over hubby, even after 14½ years - LOL. The only one who controls him is our cat, Zoey. Hear her roar:

Richard are you saying that I don't know anything? How can you be so bold in your analysis? Please explain yourself.

Jim (Realtor) husband is Russel Ray (Inspector),.. or visa vera.  I think! LOL  That means Jims sleeping with the enemy,.. oooh geeeeez.

Ken,  Sorry, but don't know who you are or what you're referring to.  You guys want to hijack the post and talk amongst yourselves...have at it. But if you're really interested in a source of referral business from agents, just keep an open mind about what they say.  Despite some of the comments here most agents I know are truly interested in protecting their buyers interests.  If I forgot one of the alphabet organizations when I wrote this, my bad.

Richard,

 

I would like permission to post your comment on my website. www.honorconstruction.com I may not agree with everything you stated but it is nice to see a realtor give a list of things he/she is looking for. 

 

"Every man is my superior in that I may learn from him." - Thomas Carlyle

 

 

John Shishilla

Honor Construction

Residential Contractor FL

InterNatioal Association of Certified Home Inspectors (NACHI)

John,  If you think it would be helpful to you or your clients than please do post it at your convenience.

Richard I respect your opinion though you may have fallen into thinking a certain association makes better Inspectors.

I will let you in on a little secret .

The only thing associations are good for is Marketing to you Agents, and CE, which for anyone not knowing means continuing education.

In Chicago I belong to a local chapter known as NACHI Chicago which is recognised for it's great educational opportunities.

Here is another little secret

Busy all the time and yet never set foot in a RE office.

Does that bother you? Great!, as I assume you are one of the good ones.

I have had clients Agents seem upset that they were not able to micro manage the decision.

My business is slowly growing from web based, to all referred ,as I work hard for the client and only the client.

Unfortunately I am not in a position to recommend RE Agents since by the time my clients call they are usually on a five day window.

Actually I take that back ,as I believe it unethical to give advice in that manner and truly wish there was a better way for clients to make choices ,especially with HI's such as myself.

I understand it is your job to  help in these matters ,when needed or requested.

My hope is that you give them a recommendation with at least 3 Inspectors.

 

 

Bob,  Thanks for your comments.  I thought this post had run its course a while back.  You're right, belonging to an association in and of itself is not a path to competence.  For what it's worth, I do think it shows a bit more initiative and possibly adherence to industry standards, but that's just my opinion.

Real estate has long been a referral business and I'm glad to see you're moving to that model as well. Again, my opinion is that a web based business for HI's is too late in the process.  For the most part you guys/gals are called in after a contract is ratified.  In my experience, most buyers will ask their Realtor for a recommendation.  Whenever I get asked for a recommendation for any provider in the transaction I always give them three recommendations.  Maybe you wouldn't be surprised but I believe that a lot of Realtors actually see more HI's doing inspections during the course of a year than HI's do.  While most do an excellent job, some don't, and those are the ones I try to avoid in the future.  

Agreed ,for the most part.

It is tough for even an knowledgeable HI to get a foothold in the market.

Unfortunately , which I am sure from your focus does not apply to you,clients do not know when a salesperson has their best interests at heart ,as the commission seems to fog the mind at times.

Some that I have run into only wish for it to end as soon as possible and make no secret of the fact they are late for picking up the kids,health club,another meeting,dinner date ,etc.

The initial contact on site starts out great , but seems to go down hill as soon as I find a few defects.

Yes associations do mean the HI at least has interest in what he is doing , and in my case we have SOP to follow.

Illinois requires 12 credit hours per 2 year licensing period which is not a huge amount but at least insures competency.

The developers in Illinois only need a business license ,and have no need to learn best practice in  construction what so ever.

Court suits over lack of flashing in exterior walls , and on roofs is common.

I hope everyone realizes that looking out for your client is the best marketing you can ever hope to achieve, and they will market you better than you yourself can.

Too many defects pointed out from a deal killer makes you look big and they will stick with you for the next one.

I talk up the Agents that do a good job and see me as a part of the process , rather than the guy trying to destroy their paycheck.

Remember we should all be finding the same things, so the only difference in most cases may be personality and quality of a timely report.

 

Richard we have some characters in a 10,000 member organisation, combined with a free speech message board.

You might say it is the Libertarian Association and fortunately I think these may be members of another.

Kens name is misspelled.

A good Inspector sees those kind of details and NACHI produces the good ones.

I want to point out that the person above is not me Bob Elliot. Mr. Lott is and has infringing on copyright. I know because I am a former telephone line repairman and I know all about copyright! Ken you are a loser! Bob

Hi my name is Raymond Wand of Caledon, ON

I having been having fun assuming various NACHI members identities and posting here. I am a complete nutjob with no work but I try to have fun where I can. Thanks for the memories. I used to be NACHI member but they got tired of my antics and booted me out but I showed them cause I took my friend Roy Cooke with me.

 

 

Mr. Frimmer ,

Interesting thought on my "Fox News" motto.  While I do use that tagline infrequentley, I also preface the statement with a disclaimer that I am not a fan of that network news program, but I do report what I find without bias and it is up to you, your Realtor, and Attorney to decide which, if any, items you want to negotiate on. 

Hi my name is Bob Elliot I having been having fun assuming various NACHI members identities and posting here. I am a complete nutjob with no work but I try to have fun where I can. Thanks for the memories. I used to be NACHI member but they got tired of my antics and booted me out but I showed them cause I took my Jim Bushart with me! NACHI STINKS AND SO DO ITS MEMBERS!

Bob, you are definitely weak in reading comprehension. Where did I say anything about a liberal agenda or conspiracy? It's no wonder, you voted the way you did.

10000 members? NOT LIKEly! Sounds like money laundering! free memberships, free give aways, other promotional giveaways at cost or no cost, vendors galore, that some trade association. Do you guys know where Jimmy Hoffa is?

I would like to apologies for making my association look foolish. http/www.nachi.org/forum/f48/costumer-referrals-34691/ I am just a dwarf with a big ego. I don't really care, but you can ki$$ my *****! I don't care where you came from, or where your going... ... but until we have a government that can answer a simple question, I have done nothing but referral inspections for 10 + years and have never been asked about my prices, or the quality of work I perform. Show me a better plan............ David A. Andersen & Associates Clarksville - Nashville Home Inspector Lic#40 http://www.midtninspections.com ITC Certified Infrared Thermographer Cert#1958 Building Science Thermographer Cert#33784 http://thermalimagingscan.com HVAC Certification EPA Cert#2046620 Link to my Website at: http://www.midtninspections.com/link-submission

still shows how the real estate agent still controls the sale process sad , sad, to bad all home buyers cant read this

What's Wrong With A Real Estate Agent Recommending A Particular Home Inspector To A Prospective Home Buyer? Most real estate agencies work on an average commission of 6% paid by the seller of the property. On a house selling for $350,000 there is a potential commission of $21,000. Sometimes a selling agent will recommend particular home inspectors to a prospective buyer, sometimes a list of three is given out. Who are these recommended inspectors? How did they "qualify" to get on the "approved" list of the agent? Is the agent recommending a thorough non-bias inspector or is the agent recommending someone who will help protect the potential $21,000 commission? Unfortunately, some real estate agents view a thorough and non-bias home inspection as a threat to their sales commission.

Shouldn't a prospective homebuyer have the right to use an inspector of their own choosing? If a real estate agent tells you that you cannot use an inspector of your choosing, or insists that you use one of their "recommended" or "approved" inspectors, you should contact your attorney. (You should also wonder why they don't want you using an independent inspector of your choosing.) A real estate broker or sales agent who tries to get you to use an inspector of the agent's choice is trying to control the home inspector selection process. Prospective home buyers must keep in mind that real estate agents who receive a commission from the property seller, are working in the best interest of their client, (the seller.) As the prospective home buyer, shouldn't the home inspector you're paying for, be working in your best interest?

What Is A "Deal Killer"? The derogatory phrase "deal killer" is often used by real estate agents to describe independent home inspectors who give buyers objective information in an inspection report, which may lead the buyer to renegotiate or to look at other properties. Many real estate agents view independent home inspectors as a challenge to their ability to generate income. They view these "deal killers" as foes and will use a number of tactics to control the inspector selection process to make sure that the prospective buyers do not retain independent home inspectors.

How Does A Real Estate Agent Control The Inspector Selection Process? There are many tactics used, some subtle and some not so subtle. The agent may discourage the potential buyer from using a certain inspector by making comments like: "That inspector is a deal killer", or "that inspector takes too long" or "we've had trouble with that inspector" or "we don't allow that inspector to inspect any of our listed properties" or "that inspector is too expensive." A twist on the fee tactic is to advise the prospective buyer that they should expect a home inspector to charge around $150 or $200. By advising homebuyers to expect these low (unrealistic) fees, agents are trying to steer homebuyers to certain inspectors, because the prospective homebuyers might limit their search to the arbitrary price range set by the real estate agent.

The tactics used to encourage a prospective buyer to use a particular inspector include: "We've had good luck with this inspector" or "this inspector has the lowest fee" or "we use this inspector all the time" or "this inspector can schedule an inspection on a day's notice" or "this inspector only takes an hour and he gives you a report right on the spot." For instance, in the first stage of discussion about having the home inspected, the real estate agent may recommend to the buyer a "good" home inspector with whom they have worked with for several years. Some agents may have a list of three inspectors who have been carefully screened not to be deal killers. The list, however, will be long enough to protect the agent from any referral liability should the buyer want to blame the agent for any inspection mistakes. This gives the agent the perfect combination of: A) No liability for the referral; B) The buyer "chooses" an inspector the agent prefers; and C) The buyer's choice is limited to home inspectors who will not hurt the sale.

If There Is A Potential Conflict Of Interest With Sales Agents Recommending Home Inspectors, Why Doesn't The Government Do Something About It? A home inspector licensing law has been passed in Massachusetts and became effective May, 2001. This law, to some degree, does address the potential conflict of interest of real estate agents referring home inspectors. The new law amends Chapter 112 section 87YY of the MA Real Estate Broker and Salesperson Licensing Law. It prohibits real estate brokers and salespersons from directly recommending a specific home inspection company or home inspector. Instead, upon request, the agents must provide a complete list of licensed home inspectors prepared by the Board of Home Inspectors. (So far, MA is the only state which has this provision.) The prohibition does not apply if there is a written agreement between the buyer and real estate broker that the broker is acting exclusively for the buyer as a buyer's broker. Potential buyers must still be aware that regardless of who the real estate agent claims to be working for, his or her commission is still coming from the successful closing of the sales transaction.

Why Don't I Read About This Conflict Of Interest Situation In The Newspaper? Very simple answer, money! Look at the real estate section of any local or regional newspaper, lots of houses being advertised by real estate agents. Those newspapers don't run those ads for free. How many home inspector advertisements do you see in the newspapers? Almost none. Do you think a newspaper is going to bite the hand that helps feed it?

Why Don't Home Inspectors Organize And Change The Current Control Real Estate Agents Have Over The Inspector Selection Process? You would think inspectors would want consumers to have a free choice when it comes to selecting a home inspector. Unfortunately many inspectors rely upon real estate agents to steer clients their way. This is especially true for large multi inspector firms. There are some home inspector web sites that have over 3,000 inspectors listed. As you can see from the number of Independent Inspectors listed on this site, less than 2% of all home inspectors claim that they do not solicit real estate agents for client leads. In a free marketplace, companies that offer a poor product or provide a poor service eventually go out of business. In the world of home inspection, there is an artificial marketplace controlled by real estate agents. This allows some "agent friendly" inspectors to stay in business, regardless of their inspection abilities

Allen, This post has more legs than a centipede. It was written over a month ago and for some reason, every once in a while it gets circulated around on some home inspector group and I get a new flurry of comments. I don't agree with some things in your comments but they are written in a respectful manner and I thank you for that. Lately, I've had to delete a couple of very strange responses. A couple of points:

I always give my buyers at least three home inspectors that I know do a good job. Not a good job for the agent but a good job for the buyer. There is already enough risk in a real estate transaction and I don't need hiding defects to be another one. Around here home inspectors have a limit of liability up to the cost of the home inspection, a couple of hundred dollars. Agents who are sued don't have a limit of liability.

Of course the buyer has the choice to pick whichever home inspector they want. What am I supposed to do when the ask for my recommendation, which is often? I'm not going to tell them to look in the Yellow Pages, I'm going to give them my recommendation. Just like I do for lenders and Title Companies and any other service provider in a transaction. I can't speak for any other State, but in Maryland, its allowed.

Deal killer is a nice cliche but overused and perpetuated by some home inspectors. I can honestly say I've never heard that term used by any agent representing a buyer. And I wasn't born yesterday. Does it happen, sure, but I don't think to any great extent.

I'm not going to dispute that agents will recommend home inspectors. I do because I don't want my client to get stuck with one who is not knowledgeable and comprehensive. There are bad agents just like there are bad home inspectors. If my clients get stuck with a bad home inspector, it reflects on me.

I'm not sure what solicit real estate agents for client leads means to you but I don't feel that dropping off some business cards in a real estate office qualifies. Thats what I see mostly from home inspectors. I get more real solicitations for referrals from people who put together fruit baskets as client gifts than I do from home inspectors.

I don't know about MA but there isn't a lot of real estate advertising in the newspapers lately. Most agents and brokerages have gotten away from the print media. If its a legitimate issue somebody would be reporting on it.

I guess on your last point these "agent friendly" inspectors must control the organizations they belong to since nothing is being done to address your concerns. I don't know of any real estate agent who is going to take up your cause...that's an issue for home inspectors.

Allen, I like good home inspectors because they keep my clients safe, and, when they do that it helps to keep me safe too.

 

 

I guess thats why some home inspectors also offer inspector school courses cause they can't make it doing inspections. Instead they open an inspection school and make also sorts of over the top comments to the new inspectors and charge thousands. When all else fails open a school and promise the moon!

http://www.inspect4u.ca/trainer.htm

http://www.inspect4u.ca/course.htm

WOW!!!! 

I often wonder why we all can't just get along, be fair to one another, and run honest loyal businesses.  No one is perfect and I have yet to met anyone that is as smart as Albert Einstein!

Keep in mind there are a whole lot of Real Estate Agents out there and there are a hand full of Home Inspectors. Not only do Real Estate Agents hand out referrals, but the Home Inspector is a good source for Real Estate Agent referrals as well.

My client list is a fairly good size, which has really grown since Baltimore County passed the Rental Property License Law.   Now really think about it... if you are going to black list me or talk down about my occupation do you really think you are going to be the first person I think of when recommending you to one of my clients?   With the people I know personally, the client list I have, and the many other people I come in contact with that know I am the local Home Inspector her in Maryland I have been asked a dozen times for Agent referrals.  I love all the Real Estate Agents I come in contact with and I don't hand out just one card to someone I hand out many...

When asked who is the best.... I tell them every name I just gave you is the best!  I let them determine who they like best!!! (later I will explain my own personal interest in two agents)

Richard, I was very confused with the start of your post.  You state "Here is what I look for in a Home Inspector". What I am confused about is....

• Are you purchasing the property for yourself?
• Are you selling the property for youself?     
• Do you have your clients best interest?

It should not be what you look for, its what your client is looking for.

You then state something about a property inspection passing or failing?  Unless you are a Rental Property Owner I don't see anyone passing or failing an inspection.   The only inspections I am allowed to fail or pass here in the state of Maryland is Baltimore County Rental Property. And I truly don't turn in failed paper work..   I offer "FREE" re-inspections to all my clients in order for them to fix what will fail.   This is so they pass the inspection and are able to turn "PASSED" property inspection paper work in order to receive their Rental License.

Next... you state something along the lines of "Don't expect me to point out things you should be doing or seeing".   The Home Inpsectors job is to inspect a property for the best interest of the person that pays them.  If you did not hand that check to the inspector and you did not sign the paper work, you really should just step a side and let the inspector do their job.   You are not there to babysit.   Your job is to be the Agent, find properties for buyers or sell property for Sellers, and most of all be there to close deals.

As I am sure Real Estate Agents have a Code of Ethics and Laws, so do Home Inspectors.  One of the most common Code of Ethics is: An Inspector shall not communicate any information about an inspection to anyone except the client without the prior written consent of the client, except where it may affect the safety of others or violates a law or statute. Inspector shall always act in the interest of the client, unless doing so violates a law, statute or this Code of  Ethics.

Now for the Roof comment you made.  A Home Inspector is not required to step on the roof.  Do we inspect roofs.... OH YEAH!   Inspecting roofs are fun to me.  But I tell you I will never and I mean never step foot on someones roof!  Ask any inspector if they would like to replace a roof they stepped on and shouldn't have.  Ask them if they want to really risk falling.   How many storys of trained fire fighters falling through roof tops have you heard?   I have heard lots of storys from trained fire fighters as well as Licensed Roofers who have hurt themselves on roof tops.   Not because they were not trained correctly but because they just didn't expect it to happen.   Just like opening an electrical box.   You have no idea what to expect until you open it.   No one really knows what Joe the Handy Man Home Owner has done until its uncovered.   Saftey is always first!   I don't know about anyone else but I want to go home to my family after the inspection is complete.

I think we agree 100% on the report issue.. It is really in everyone's best interest for the inspector to take his (or in my case) "her" notes home to really review the information before sending out the report.   That is in everyones best interest.

Now you state that you will never ask if the inspector would purchase the house....  I would never answer that if I was asked!    You are right its not fair.   I do not have to live there and I am not going to tell someone else that they should or shouldn't live there.   But you also state in that same statement that you do expect the report to be definitive enough so the buyer can make the decision.     The way you are coming across to me is...   If I was there doing an inspection I should be more worried about pleasing you, then making that report definitive enough.

I will end with this... When I commented about agent referrals I stated later on I will give you my own personal interest in what I expect from a agent as a "Buyer" and as a "Seller" NOT as a Home Inspector.  Even though I do really love all the agents I come in contact with I will be honest here....  There really is only two agents I would deal with on a personal note when purchasing a home or selling my homes...   Now I will not give out their names because as you read on you will see that this is my own personal interest and nothing more...   For some agents you may find this interesting so you know what people may expect from an Agent when they are "buying" or "selling" a home.

The First agent is a person I have known since we were little kids and with that there is a great deal of "trust" and "honesty".   I know she will always look out for my best interest.   Her and I have never done "business related" activities together.   I would never want somone to say that she recommended me just to make a sale.

The second person is an agent I met not too long ago during an inspection.   I was dealing with not only the "Sellers Agent" but the "Buyer Agent" as well.    The Buyers agent pulled me aside and said ...   I don't care what you uncover in this house I want you to be up front with my buyer and tell her everything.  She went on to say, I am here as you are here for my clients best interest. She told me not to feel like I would be a deal breaker nor should I feel scared to state fact about the property.   By her saying those things to me made me feel comfortable in what I was doing and made me feel that I was there for the client and no one else... that I don't have to worry about being on her "black list" for telling the truth!  

As I am a person of great trust and honesty....   I feel that when you do business and I mean ANY type of business it should be about trust and honestly!

If you are not honest you can not be trusted.   A friend of mine uses the same Agent for all her buying and selling needs... she has purchased and sold many properties and will not use anyone else. She once told me she doesn't know what she will do if that Agent stopped doing Real Estate.

Anyway.... I guess I was so over taken by this post that I got carried away!  

Richard - I am sure you are an honest man who does the right thing and are great at your work... but you shouldn't come across as someone who dislikes Home Inspectors or that if they do not meet your needs then you will NOT nor EVER use them.  

My Daddy always said... "If you don't have something nice to say DON'T say it"

Nikki, I'm not even going to comment on most of this. You're entitled to your opinion. The only offense I took is where you appear to be telling me I shouldn't have said it to begin with. How you ever got that I don't like home inspectors I'll never know.

It's not about my needs in a home inspection. It's about whether I would put my reputation on the line with my buyer clients in making a recommendation. Flat out, I have been at home inspections where I would never recommend the home inspector because they gave their opinion to the buyer, and not fact.

There are good home inspectors and there are bad home inspectors, just like there are good and bad agents.

I have respect for the good ones in both professions.

I agree with you on the respect for both!!! 

Its sad but there are Home Inspectors out there that give the rest of us bad reps....

 

Its realtors that give themselves a bad name!

 

 

 

David, I'm not even sure what you mean by that.

yes Richard i agree with you did not mean anything bad by my post,,just that you know yourself there are dishonest RE agents as well as home inspectors,,we as the sociaty have to be educated on this

post written at 7:07 am by???? easy to make comments at someone,, but cowardly when a (real) name is not by it...if your bold enough to make a comment,,then step up to the plate to give us a real name instead of hiding behind a door lol

Well written!

Very well written!

Nachi has started to disintegrate from the top down.