Bargain home inspectors are no bargain

Q: When we bought our home, the Realtor recommended a particular home inspector because, as she put it, "He doesn't charge as much as the others." At the time, we thought he did a good job. But after moving in, we started having problems, including roof leaks.

So we found another home inspector, a guy with a reputation for thoroughness, at twice the price of the first inspector. The second inspector spent about 3½ hours, double the time of the first inspector, and found numerous defects not previously reported. Fortunately, we were able to afford the repairs, so we've decided to chalk this up to experience. But we'd just like to warn your readers to think twice when agents recommend discount home inspectors.

A: This column has been preaching that sermon for many years. It comes under the heading of "Negligent referrals of home inspectors" and has been covered here from so many angles that this answer may seem redundant. The problem, however, is ongoing, so. So let's review the basics:

The two biggest mistakes a buyer can make when choosing a home inspector are 1.) price shopping, and 2.) blindly trusting an agent to select the inspector.

When it comes to price shopping, a bargain inspection fee should tell a buyer two things about the inspector: First, the inspector is probably not very busy and needs a discount price to attract business. Second, the inspector is unlikely to spend sufficient time inspecting the home and may very likely overlook a number of defects.

Realtor referrals can be as uncertain as a coin toss, because agents may or may not recommend the best home inspectors. It all hinges on the relative professionalism and ethical stature of the agent in question. All home inspectors have agents who recommend them, regardless of whether the inspector is top drawer, middle-of-the-road or totally incompetent. You might be lucky enough to have an agent who recommends top quality inspectors, but you might not, and that is a matter whose consequences are too costly to be left to chance.

Consumer articles on the choosing of home inspectors typically list three considerations: 1.) Professional licenses and certifications; 2.) Errors and omissions insurance; and 3.) Membership in recognized associations, such as the American Society of Home Inspectors. All of these are worthwhile qualifications for a professional inspector, but even the most inexperienced home inspectors can possess these credentials.

There are two additional questions to ask when choosing a home inspector: 1.) How much field experience does the inspector have? 2.) Does the inspector have a reputation for comprehensive thoroughness?

Experience boils down to the actual numbers of homes inspected. The best answer is "thousands of home inspections." It takes that much practice to become a proficient inspector. Unfortunately, those with a reputation for thoroughness may not be popular among the agents. They may even be known as "deal breakers." Buyers who find those inspectors are bound to get their money's worth, even at twice the price.

• Email Barry Stone, certified home inspector, at barry@housedetective.com.

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