The American dream of home ownership can be your best investment or possibly your worst nightmare! You can spend days, weeks, even months looking and when you finally find that “perfect “ house, it’s “Love at first sight!” It may have everything you have been looking for: incredible kitchen, big yard, bonus room for the kids and “WOW! - look at that master bedroom!! “ But, it may also have bad things lurking in the shadows which you are NOT looking for. What you don’t know can be very expensive to fix later. Having the home inspected by a Professional Home Inspector can help protect you.

What does a Home Inspector do?

They typically perform a Visual examination of the readily accessible components of the home from the foundation to the roof. They can identify non functioning systems, damaged building components and possible safety issues, plus much more. A contract is highly recommended ( required in some states, including Oregon) , signed by both parties, that spells out clearly what the Inspector does and does not do.

Should the Inspector be Licensed and Certified?

Many states have rules requiring various levels of Licensing and Certifications. Check with your state agency for requirements. ( In Oregon, an Inspector must be Certified through the Construction Contractors Board. You can check an Inspectors License by going to www.oregon.gov/ccb/ and then clicking on “Info”. I would strongly advise that you do check an Inspectors license. It will also tell you if any complaints have been filed against the Inspector. ) Do not be fooled by a “Certified” inspector that has only paid a fee to some organization for the title. Make sure to ask plenty of questions about the Inspectors experience and background. Ask for references.

What will it cost and how long does an inspection take?

Price is irrelevant if the inspection is of poor quality. Are you willing to risk an inexperienced or just plain negligent home inspector missing a $5000.00 repair item to save $25.00 or $50.00?? The price and how long an inspection will take typically depends on the size, location and condition of the property, as well as the experience of the Inspector. An Inspection typically takes from 2 ½ to 4 hours and the Inspector will usually quote a price based on the size of the home. Generally speaking, price quotes from Inspectors with much more experience will be higher than someone who is new to the industry and lacks that experience. Especially with the price of homes today, I would hire the most experienced, best qualified Inspector I could find, regardless of the price.

Can the Inspector make repairs on the Inspected home?

Your home inspector’s report should provide you with unbiased information concerning the condition of the home. This report can be used as a guide for making necessary repairs or to help negotiate with the seller for the repairs. Some states (including Oregon) and Home Inspector Organizations forbid an Inspector to bid on or undertake repair work on any home inspected by them or their company for 1 year or more after the Inspection date. This makes perfect sense as an Inspection must be totally unbiased and not used as a prelude to ask for work.

How do you find a Home Inspector?

The best way is, obviously, through a good referral from friends or family. Your Real Estate Agent or Mortgage Broker may have a list of Home Inspectors they have referred their clients to in the past. However, you can choose whomever you like, as the Home Inspector typically works directly for you. You can also contact the following associations for a list of Inspectors: ( There are many other associations, these are among the oldest.)

• National Association of Home Inspectors (NAHI) Ph: 1-800-448-3942 www.nahi.org

• American Society of Home Inspectors (ASHI) www.ashi.com

• Oregon Association of Real Estate Inspectors (OREIA) www.oreai.net

You should interview all the Home Inspectors you contact as if you were interviewing a potential employee.

Some good basic questions to ask are:

• What are your credentials and experience? How many inspections have you completed? How long have you been in business? What is your background?

• What are you doing for continuing education about Home Inspections? Required in Oregon) The Home Inspection Profession is very complicated and the learning curve will never end.

• Do you carry Errors and Omissions Insurance? This is not required, but helps to cover you in the event that the Inspector misses something major .

• What Standards of Practice and Behavior do you adhere to? Ask for a copy and READ it.

• Are you affiliated with any national or local home inspection associations? This is also not required, but is a good sign that the Inspector is involved with the Profession more than just keeping the license current

• Should I be there while you are conducting the Inspection? The answer is YES, if possible. This gives you the opportunity to ask questions at the site.

• What if I have questions after the Inspection is completed? The answer should be “ Contact us at any time.”

• Ask them about the report: 1. Are the reports hand written or computer generated? Are photos of conditions found included? 2. Do I get the report at the time of the inspection? If not, how long do I have to wait for it? 3. Will you review the Report with me, directly? 4. Does your Inspection include a Wood Destroying Organism Report? (This is also known as a Pest and Dry Rot Report)

Obviously, Report style and substance will vary from Inspector to Inspector and by requirements (or lack of) from state to state. Be sure you are comfortable with the Inspector you hire. In most cases the inspector works directly for you and should be looking out for your best interest—no one else’s. My wife (our office manager) says to look at hiring a home inspector as if you are hiring an employee—you want to know as much as possible about the person you are hiring.

The information in this article is intended to be a general guide only, to aid in selecting a Home Inspector.

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Source: Jerry E. Weaver, Oregon Certified Home Inspector, Owner of Elite Home Inspection Services, Inc., Portland, Oregon www.elitehomeinspections.com

(ORCCB#116826) (OCHI #067) +5035904889