Buying a home can be a stressful process, made all the more so by potential issues lurking behind the walls, in the ceiling, or inside the HVAC system. To help avoid bad deals, real estate agents and home manufacturing companies often recommend a home inspection by a qualified inspector before you sign on the dotted line. Many homeowners, wonder, however, if this expense is worth it - how much does it cost to hire a home inspector?
What a home inspection covers
While there are no hard-and-fast rules about how home inspection companies do their work, any professional inspector should perform a limited, non-invasive examination of your home. He should check out all essential pieces of the house including your water heater, furnace, plumbing, foundation and roof, and then provide you with a report of the results. He should not be making holes in your walls, damaging fixtures or prying up shingles. While more invasive examinations are sometimes required, they should come only with the written consent of the homeowner. As a result, it's always a good idea to be present when your inspector is doing his work so you aren't surprised by any issues later.
How inspectors are regulated
Most home inspectors in the United States don't require a special license, nor are they regulated at the state level. Many will still follow the guidelines of the National Association of Certified Home Inspectors (NACHI), which has a standard of practice for examining all aspects of a home. Their policy on roofs, for example, includes the inspection of roof-coverings, gutters, downspouts, vents, and the general structure of the roof. Some inspectors may be certified by local or state agencies, and all should carry some form of insurance, whether private operators or employees of a company. This insurance, often known as "errors and omissions," covers inspectors if a problem gets overlooked or an error is made.
Evaluating home inspectors
To evaluate your home inspector, start by doing research on their company or name online. Trusted sites like Angie's List will have local reviews which can help you avoid fly-by-night businesses or those which don't do a thorough enough job. Once you've hired an inspector, make sure you're at home to inspect the work. If the inspector has a problem with your presence (or questions) consider getting a new inspector; anyone you hire should be willing discuss what's being done, and why.
At each stage of the inspection process, the inspector should be thorough. This means running the hot water tank until empty to confirm both capacity and heat, and turning up the furnace or air conditioning to make sure there are no problems. In addition, the inspector should climb up onto your roof, at least the lowest level, to inspect shingles, rather than doing so from the ground. Expect a full inspection to take two to three hours, and once finished you should be provided with a report detailing any problems found and the potential remedies.
Cost of a home inspection
Just as their is no federal regulation on home inspection companies, costs are also unfixed. There are, however, several basic guidelines. First is the size of your home; the larger the square footage, they more you'll pay. In addition, if you have special requests - for example, you have concerns about asbestos - you'll likely need a specialized professional and will have to pay more as a result. Expect to pay at least $250 for a decent home inspection from a reputable company, but be aware that can easily push to $500 or $600 if you have a large home or need a more thorough examination.
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