Understanding the various report styles and formats:
When interviewing a prospective home inspector, ask the inspector what type of report format he or she provides. There are many styles of reports used by property inspectors, including the checklist, computer generated using inspection software programs that are usually the narrative style.
Some reports are printed and delivered on site and some may take as long as 4 - 6 days for delivery. All reporting systems have pros and cons.
The most important issue with an inspection report is the descriptions given for each item or component. A report that indicates the condition as "Good", "Fair" or "Poor" without a detailed explanation, is vague and can be easily misinterpreted. An example of a vague condition would be:
Kitchen Sink: Condition - Good, Fair, or Poor.
None of these descriptions gives the homeowner or prospective buyer an idea what is wrong. Does the sink have a cosmetic problem? Does the home have a plumbing problem? A good report should supply you with descriptive information on the condition of the item or component that is being inspected. An example of a descriptive condition is:
Kitchen sink: Condition - Minor wear, heavy wear, damaged, rust stains, or chips in enamel finish. Recommend sealing sink at counter top.
As you can see, this narrative description may include a recommendation for repair and describes in more detail what the actual condition of the component viewed is in on the day of the inspection . Narrative reports without sometimes including recommendations for repairing deficient items may be difficult to comprehend, should your knowledge of construction be limited.
Do some of your own research. Ask the inspector questions about any section or comment written in the report that you do not fully understand? Many times digital integrated photos in the report will help to explain or clarify the meaning of the written statement.
Take the time and become familiar with your report. Should the report have a legend, key, symbols or icons, read and understand them thoroughly. The more information provided about the site and home, the easier to understand the overall condition.
At the end of the inspection your inspector if you are able to be present on the day of the inspection may provide a summary of the inspection and observations with a question and answer period typically at the end of the inspection process. Use this opportunity to ask questions regarding terms or conditions that you may not be familiar with. A good inspector should be able to explain the answers to your questions. If for some reason a question cannot be answered at the time of the inspection, the inspector should research the question and obtain the answer for you. For instance, if the inspector's report states that the concrete foundation has common or what could be typical cracks, be sure to ask, "Why are they common or typical?" The answer you should receive will be along these lines: common or what could be termed typical cracks are usually due to normal concrete curing and or shrinkage. The inspector's knowledge and experience is how the size and characteristics of the cracking is determined and in some cases may recomend further evaluations be made by a specialist such as a properly licensed and insured foundation contractor or in extreme cases a properly licensed and insured structural engineer. In the case of soil issues it would be a properly insured and licensed geotechnical engineer.
I recommend that you are present and available for your inspector through the last half inspection if possible and for the full inspection if you so desire, this is your decision and your right to be present. This helps you to understand the condition of the home and the details of the report once they are formatted into a bindered report and if desired an emailed copy to you as well for storage on your computor. Be sure to provide an email address to the inspector along with your personal information and current address so this can be accomplised.
It very important that you read the report completely in its entirety to fully understand the condition and inspection observations of the home you are about to purchase. After all, it is most likely one of the largest investments you will ever make.
Lastly I also recommend that you always use an inspector with the proper insurances in place such as "errors and omission" and "bonding" and have proof of same provided before you engage in a contract for an inspection.
Other items of importance is what affiliations does an inspector have and what training has taken place to educate the inspector in the inspection procedure and is their ongoing education with trade associations such as CREIA (California Real Estate Inspection Association - California Inspector Association) or ASHI (American Society of Home Inspectors - Nation wide inspector Association?) Be informed that "The cheapest inspector" is not always what is needed when inspecting a home with hundreds of items and component's to be looked at on your behalf and thousands of dollars at risk in the purchase price of the home not to forget the health and safety of your family once you occupy the home.
Their are real cost involved in being a properly insured, educated and certified inspector from one of the top inspector associations. Insurance and proper training and continuing education will be reflected in the inspection pricing as their are ongoing cost on a yearly basis for the inspector to stay on the leading edge of the real estate inspection industry to give you and your family the best possible inspection and report so you fully understand what it is you are purchasing.
"Who do you want to perform your home inspection?"
Mark Leclere CCI / Certified CREIA Inspector / Licensed General Contractor / Home Builder
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