Home Front Inspection - Certified Denver Home Inspector Independent Inspections in Colorado,Tom Martino Approved

Important Information You Need To Know When

Choosing A Home Inspector!

Choosing The Right Home Inspector Should Not Be a Haphazard Decision.

It's amazing that people pay "hundreds of thousands of dollars" for a home; and then try to get a cheap inspection! If you are a responsible home buyer, You need to hire a responsible inspector. Otherwise, you could be making a very serious mistake.

The inspector which you are hiring; you are also entrusting him to provide you with as much information on the largest investment you may ever make.

Professional inspections involve a lot of work and experience.

Inspectors that are just starting out usually charge far below what other experienced inspectors charge.

The State of Colorado does NOT have any requirements or regulations on home inspectors. This can allow anyone to open a home inspection business with little or no training or experience.

This is why you will find different prices for home inspections. As a rule, the cheep inspections are inexperienced and unqualified inspectors. They try to do 5 or 6 inspections a day. However, when a quality home inspection takes 3 hours, you know those who do 5 inspections a day are not doing a complete inspection. Can you afford to take that chance?

Example: A Smart Car and a Cadillac are both cars. You can't buy a Cadillac for the price of a Smart Car.

To help with the problem of no regulations, There are associations for home inspectors to join. These associations are designed to govern the inspection business. However, it is not a requirement to belong to any inspector association.

This is why it is important to seek an inspector that belongs to an association.

There are three main home inspection associations to choose from. ASHI, NAHI and NACHI.

I have chosen to belong to NACHI, now InterNachi, because they require pre-certification of all their members. They also have a more strict Standards of Practice (SOP).

Choosing an inspector that belongs to one of these associations will greatly help decrease the possibility of getting a poor inspection.

The Product You Receive - The Report

Besides a good inspection, you should receive a GOOD report. This is your documentation of the condition of the house. This report should tell you of the repairs that are needed and other general information that is useful to the homeowner such as maintenance.

The quality of the report you receive is very important. You need a report that is easy to understand. Each defect should be clearly defined with pictures of the important defects so you know exactly what the problem is.

Unfortunately, not all inspector's reports are alike.

There are different reporting methods. Verbal, Checklist, and Narrative.

Some inspectors use only one of these types, where others may use a combination of these.

Verbal reports, the inspector tells you about the defects. You will have to take notes to remember what has been said.

Checklist reports are when you receive a list of defects the inspector looked for. He then checks off only the defects and present this as a report.

Narrative gives a written explanation of the defects the inspector found but usually doesn't tell you what all the items he looked for. It is also good to know what is right about the house and not just the defects. Narrative reports are usually more expensive then Verbal and Checklist. They often include photos of the defect along with their explanation.

My Inspections are a combination of all three methods of reporting. I recommend you attend the inspection so you can receive the Verbal as we inspect. Also, get your questions answered too. After the inspection you receive a Checklist of items I looked for which report both the good and the bad. With each defect, a brief Narrative is given for the major items. The clarity of this information is you need to make an educated decision about your home purchase.

See my

Sample Report

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YOU Should Hire An Inspector of

YOUR Choice.

Inspectors Should Be The Only Unbiased Party During The Purchase Process. Why?

Everyone else involved in the transaction gets paid only if the property closes.

The inspector gets paid whether or not the buyer decides to buy the home.

If inspectors also got paid at closing, they too, would be motivated for the sale to go through.

That is why you should choose a home inspector who is totally independent; and who has no allegiance to any real estate agency.

Inspectors Obligations

An inspectors job is to TELL the house, not SELL the house

An inspector's job is to disclose.

You, the buyer, do not pay us to give you only good news!

I don't inspect to make you or the realtors, or even the seller feel good about a property!

I inspect to disclose safety issues and items in need of repair!

That's what a Professional Home Inspector does!

Home Inspectors should not try to "Sell the Home", that's the realtors job. Likewise, the realtor should not try to "Inspect the House". That's the inspectors job.

Inspector's Limitations

	Inspections are Limited Visual Non-Invasive Inspections; and are based on what is visible on the property site on the day the inspection is performed.
	A Home Inspector cannot warranty or guaranty a property; or an inspection.
	A Home Inspector cannot see inside of walls.
	We cannot take things apart
	We cannot move a seller's furniture or personal items
	We cannot do "destructive inspecting".
	All inspections are Limited Visual Inspections! Blemishes and scratches in walls and ceilings are cosmetic and not considered defects.

Inspector's responsibility:

The inspector's responsibility is to disclose and report by means of a written report to you the visual defects of the home; both structural and mechanical, if any.

The difference in inspectors is their knowledge, experience, background and ethics.

The sole purpose of the inspection is to disclose to you, the buyer, "what is in need of repair on that day"!

Home Inspectors cannot predict the future performance of any structural or mechanical item!

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REALTORS REFERRAL LIST

Not all inspectors that are on a realtors list have an allegiance to the realtors.

Some realtors recommend our service because they understand we are unbiased and both have the clients best interest in mind.

Like us, they too, are more concerned about the condition of the house than the sale.

So, how do you know who's independent and who's not?

Ask These Questions:

	Do you solicit your business to realtors? If yes, they aren't independent.
	How long do your inspections take? Anything less than 2 1/2 hours is not the right answer.
	How many realtors do you work for? This is a trick question. A home inspector should not work for any realtor. They should work for you.
	How many inspection do you do in a day? If each inspection takes 2 1/2 hours it is hard to do more than 2 a day. The reports are usually completed in the evening.
	Do you reward realtors for leads? This practice is unethical and against the Real Estate Commission Board.

I recommend that you select your own Home Inspector.

It is very important to get an unbiased,experienced, independent inspector. I can't stress this enough.

If you don't hire an independent inspector, this is what you may get.

Some Inspectors reward real estate agents or agencies for repeat business.

They work to SAVE THE SALE so the agent will keep them on their referral list.

This practice is unethical and unfair to you the buyer.

You may find that after you move in your home you find problems that you thought the inspector should have mentioned or put more emphasis on.

Don't make this your biggest mistake. This could cost you hundreds or thousands of dollars

The Truth About Real Estate Agent
Referred Home Inspectors:^*

^{by Dennis Robitaille}

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 $300,000 there is a potential commission of $18,000. Sometimes an agent will recommend a particular inspector 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? Is the agent recommending a thorough non-bias inspector or is the agent recommending someone who will help protect the potential $18,000 commission?

Unfortunately, some real estate agents view a thorough and non-bias home inspection as a threat to their sales commission. A prospective homebuyer has 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 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?

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", "that inspector is too expensive," "that inspector takes too long", "we've had trouble with that inspector", "we don't allow that inspector to inspect any of our listed properties".

The tactics used to encourage a prospective buyer to use a particular inspector include: "We've had good luck with this inspector", this inspector has the lowest fee", "we use this inspector all the time", "this inspector can schedule an inspection on a day's notice", "this inspector only takes an hour and he gives you a report right on the spot."

"What Is A "Deal Killer"?

The derogatory phrase "deal killer" is often used in the real estate industry 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 make sure that their buyers do not retain independent home inspectors.

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 signed by the Governor, to become 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 Real Estate Broker and Salesperson Licensing Law.

It will prohibit real estate brokers and salespersons from directly recommending a specific home inspection company or home inspector. Instead, upon request, provide a complete list of licensed home inspectors prepared by the Board of Home Inspectors.

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 inspection advertisements do you see in the newspapers? Almost none. Do you think a newspaper is going to bite the hand that helps feed it? There have been a few articles written about the potential conflict of interest, but these have appeared in national papers which have very little real estate advertising.

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. In response to this situation a new home inspectors organization has been formed called the Independent Home Inspectors Of North America. Prospective home buyers can search for an independent inspector near them.

In a free marketplace, companies that offer a poor product or provide a poor service eventually go out of business, but this is not true for some home inspectors when there is an artificial marketplace controlled by real estate agents.

What About Inspectors Who Claim They Have No Real Estate Agent Affiliations?

If an inspector claims to have no real estate agent affiliations it doesn't necessarily mean they do not solicit real estate agents for client leads. The best way to qualify the relationship is to ask the inspector whether he or she solicits real estate agents for client leads. If you find that the inspector or inspection company maintains brochures in real estate offices or if the inspector or inspection company is on the real estate agent's "recommended" list given out to prospective buyers, this should tell you something.

Why Doesn't The American Society Of Home Inspectors (ASHI) Code Of Ethics Prohibit ASHI Inspectors From Soliciting Real Estate Agents For Client Leads?

Good Question! This question has been raised and discussed with ASHI National. The response has been that ASHI does not want to dictate to its members, how they should obtain their client leads. This is unfortunate for the home buying consumer.

What Can Be Done To Prevent This Potential Conflict Of Interest?

Do not ask the real estate agent for the name of an inspector. Do not accept any short list or recommendations from the agent. Do a little research and choose your own inspector. The best source for referrals will come from people who do not have a vested interest in the sale, this includes your attorney and past clients of the inspector. Remember, it's your money and your potential future home.
Choose your inspector wisely.