Frequently Asked Questions
Why should I be concerned about my inspector’s qualifications?
My inspector claims he or she is “certified”. What do they mean?
Why should my inspector be “Code Certified”?
What codes should be followed for home construction?
Should I use the home inspector that my realtor recommends?
Should I get a new home inspected by a private inspector?
Will a home inspector find everything that is wrong with a home?
When do I need an inspection?
How do I find a good inspector?
Why should I be concerned about my inspector’s qualifications?
Many people spend less time interviewing an inspector than they do selecting the right steak or melon at the market. There are very minimal requirements for home inspectors in our state. There are many unqualified or minimally qualified inspectors who tout their qualifications. Some are even proud of having a certification from an organization that recruits their students by promising to teach how to perform an inspection without using tools. Do you want your property inspected by someone who doesn’t use at the very least a flashlight, ladders, digital camera, level and screwdriver? How can they find defects inside the electrical panels, heaters, etc.?
My inspector claims he or she is “certified”. What do they mean?
This is truly a case of “buyer beware”. There are so many places an inspector can become certified that I probably don’t even know most of them. They range from ridiculous (pay for them) to difficult. Some of the certifications don’t even require the inspector to prove that they are the person who takes the test. Many say they require adhering to a “Standard of Practice” that gives the inspector the latitude to skip many of the time consuming parts of the inspection, such as inspecting the interior of all electrical panels. How else can they do an inspection and report in two hours or less?
The most rigorous certification for a residential inspector is the International Code Council Residential Combination Inspector. The tests for this certification are proctored or monitored while the test is in progress. The person must prove their identity with photo identification.
To find out if an inspector has the Residential Code Certification, go to the website www.iccsafe.org and look for the inspectors name under the tab “Find a Certified Professional”
Why should my inspector be “Code Certified”?
A code certified inspector has demonstrated knowledge of the basic elements of a residential structure (home): foundation; framing; interior, exterior and roof coverings; electrical systems; plumbing systems; and mechanical systems (heating and air conditioning, including gas piping and venting).
Regardless of whether the home is brand new or over 150 years old, the code knowledge is valuable to you as a buyer. If an inspector doesn’t know how a home should be built, how can they recognize a defect or deficiency? In addition, older homes often have new equipment, such as a water heater, air conditioner, or a new electrical panel. There could also be a recently added room addition, basement build-out, or a new deck. Do you know that any new equipment or addition must be installed according to the code that is in effect when the replacement is performed?
What codes should be followed for home construction?
The codes that must be followed to build a home in Georgia are regulated by state law. The Georgia Department of Community Affairs is the agency that
co-ordinates the construction code program. An excellent article on their website can be accessed by going to: www.dca.state.ga.us/development/constructioncodes/programs/codes2.asp. Be sure to click on the More button to get the entire article.
Each code is reviewed by a Task Force prior to its adoption by the state. Each of the codes has Georgia amendments that an inspector should be familiar with. Below is a list of the current codes that govern construction of single family homes and town homes throughout Georgia.
International Code Council 2006 International Residential Code (IRC)
International Code Council 2006 International Plumbing Code (IPC)
International Code Council 2000 International Energy Conservation Code (IECC)
National Fire Protection Association 2005 National Electrical Code (NEC)
Local governments can also have amendments to the above codes, as long as the amendment is more stringent than the requirements found in the code.
Should I use the home inspector that my realtor recommends?
Many realtors are as confused about inspector qualifications as you may be. They are bombarded by inspectors constantly with new brochures, business cards, flyers, etc. Often, the inspector who is not marketing to realtors may be much more qualified and has been in business longer than those who just visited the real estate office.
Many realtors want to work with a highly qualified home inspector. They want to provide the best service to their client and don’t want the buyers to have enormous surprises waiting on them after moving into their home. I find that realtors who have been in the profession longer tend to have the experience to deal with a thorough inspection better than newer realtors.
As in any profession, there are those who just want the deal to go through. They typically want the fastest, smoothest inspection possible. The inspector is the one taking the risk. Unfortunately, the buyer may not know that they got a poor inspection until they resell the home. There may be numerous surprises if the person who buys it from them hires a thorough inspector.
Should I get a new home inspected by a private inspector?
Absolutely! Another set of eyes never hurts. Many good builders welcome a private inspector to help with their quality control. I have been thanked for finding something that the superintendent has missed. How many times have we heard the old saying “It’s hard to see the forest for the trees.”? It is usually easier to edit someone else’s article than to write one. Or find the flaws in a paint job. Or the mismatch in a wallpaper seam. Get the picture?
Municipal inspectors do a great job, but their time is very limited as they often do fifteen to twenty inspections each day, including the paperwork.
The house is being sold “as is”. Do I need an inspection?
Many distressed properties fall into this category, such as HUD or VA repossessed homes. Often, they have not had proper maintenance or have issues that have been neglected. The seller may be an investor who does not have any knowledge of the history of the home. An inspector can usually find major problems that a buyer may not spot. The inspection report can be a great starting point for your list of items to get done. Some may be necessary before moving in and some can be deferred until you have time. The inspector can help advise you about the urgency of various problems.
Will a home inspector find everything that is wrong with a home?
Absolutely not! The inspection is visual. Weather conditions can affect findings. It is usually easier to find leaking roofs, gutters, basements and crawl spaces when it’s raining than during a drought. Sellers or contractors can cover up defects with paint, masking tape, automotive repair putty (it’s true), or other patching methods. My favorite repair (attempted cover up) was a large area of rotted fascia on a two story townhouse that was patched with two inch masking tape recently installed and painted. It looked great from the ground! Almost too good!
When do I need an inspection?
Certainly, when buying a home. I also recommend an inspection before the one year warranty on a new home expires. Major additions or renovations to a home should be inspected before you release the final payment to your contractor. This would include replacing a deck, finishing your basement or bonus area, or adding a room or rooms to your home.
We also perform inspections for quality control during insurance repairs
How do I find a good inspector?
Use the article “Ten Questions to Ask Your Inspector” to interview several inspectors, including the ones your realtor recommends. Then choose the one who seems to suit you best. Good luck and happy home buying!
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