Buying a new home may be the biggest investment you'll ever make. Although the process is very exciting it quickly becomes overwhelming. While the home you have selected may appear to be just what you're looking for, how can you be sure there aren't potentially serious unknown defects which can make your investment in your future a costly one?

Having your new home professionally inspected can save you thousands of dollars on items which you may be able to have the seller or builder correct.

How to Choose a Home Inspector

A professional home inspection is only as good as the Inspector's knowledge, building experience and ability to convey information to you. The state of Georgia currently has no requirements for a home inspector. Anyone can be a home inspector! There are many inspectors in Georgia but very few with the education, experience, and background to properly serve a homebuyer.

Consider the following when hiring an Inspector:

Price
Experience
Professional Affiliations
Full-Time vs. Part-Time
Multi-Inspector and Franchise Companies
Report Systems
Code Compliance
Client Attendance
Generalists vs. Specialists
Bids / Repair
Scheduling

Though the least important consideration, I am listing this first because it is often the first question asked by prospective clients. A professional home inspection is an investment. If you are a comparison shopper, resist the temptation to allow pricing to be your major concern. The price of a home inspection for the average house of about 2000 s.f. is $340-380. Beware of those charging less. Bargain Inspectors may be new in the business or may only spend 1-2 hours on your inspection. I spend 3.5 - 5 hours + or more on each and every inspection.  It takes time to properly inspect the entire home.  As is true with other professionals - you really do get what you pay for. A single defect missed by your "discount" Inspector could easily cost you 100 times what you saved.

The price of a home inspection represents a very small percentage of the overall price of a home that will likely be the largest single purchase you ever make. This is the best money you will ever spend.

Experience comes in many forms. My ideal inspector not only understands the process of inspection, but has a solid background in the systems which allow a home to function. Home construction, maintenance, and remodeling experience provide insights essential for a professional evaluation. Although the issues can be learned through study, nothing is a better teacher than having experienced the actual cost of not flashing a window properly or having to repair a termite infested wall because the siding was attached too closely to the ground.

Professional Affiliations (Back to top)

You can tell a lot about a person by whom he associates with. As your inspector, I invest a a great deal of time with these organizations. I believe it is essential to continue learning and helping our industry provide the highest level of service we possibly can.

American Society of Home Inspectors- ASHI - Most highly recognized and influential home inspection society in the nation. Nationally recognized Standards of Practice and Code of Ethics.

ASHI - Georgia - local chapter of ASHI - provides monthly continuing education.

Georgia Association of Home Inspectors - GAHI - provides monthly continuing education and is the only association requiring ICC /CABO code certification for full membership.

International Code Council, Certified Residential Building Inspector - Building, Electrical, Plumbing, Mechanical

Full-Time vs. Part-Time (Back to top)

Many people entering the home inspection industry do so on a part-time basis. You wouldn't think of hiring a part-time builder, architect, attorney, or even car mechanic.

Multi-Inpector firms employ many good inspectors (I worked for one!) but they tend to lose their best inspectors. Maintaining accountability over time can be difficult as inspectors turn over. Do you tend to find the best attorneys, doctors, or architects working within a franchise? You want to put your trust in a person with specific experiences and skills, not a promise and a logo.

Some home inspection companies with multiple inspectors advertise the credentials of the owner of the company and provide you with an inspector with lesser qualifications. For example, they may claim to be ASHI members or to perform their inspection to ASHI standards, when in fact only the owner of the company (who rarely if ever actually performs inspections) is the ASHI member.

The bottom line here is that you should inquire as to the qualifications of the individual who will actually be performing the inspection of your home.

Is the report computer generated?

Will it contain color photos?

Will it be completed that day ?

Will it contain an easy to read summary?

While code compliance is not the primary focus of a home inspection (unless it is a new home), almost all property defects have their basis in code-related standards. Any inspector serious about his commitment to the industry will be ICC/CABO Code certified. These are the same exams the county officials will take and are required for inspecting most all New Home construction. I am currently ICC/CABO Code certified. as a Residential Combination Building Inspector - (Electrical, Mechanical, Plumbing, and Building)

The International Residential Code (IRC) was released in 2000 and has been adopted by the State of Georgia. Ask your Inspector if he/she a is a code certified inspector.

The best value for your money is achieved by attending the inspection. Professional Inspectors offer a first hand verbal consultation at the inspection. This gives both you and your REALTOR a clear understanding of conditions present, and direction, if remedial action is required. It is often difficult to convey certain information regarding the condition of a system in the home through sole use of the written word. Many people process information through visual or tactile association. Your presence at the time of the inspection is important.

Home Inspectors pride themselves on the vast array of knowledge they must have at their command in order to be effective advocates for their clients. Houses are deceivingly complex structures, which consist of a large number of complicated systems operating in unison for the benefit of their occupants. As generalists, Home Inspectors must know a lot about each of these systems and how they work together with all the others. But no Inspector can be an expert in all of the fields of endeavor involved in the making of a house.

Some systems require inspection by experts. Swimming pools, elevators, mold issues, exotic construction or failing foundations, et al, require a degree of expertise not found in a Home Inspector. Home Inspectors are required to defer to experts in these situations. The Inspector you hire must be able to refer the services of pool Inspectors, structural engineers, elevator Inspectors, industrial hygienists, soils engineers, and the like when the need arises.

Professional Home Inspectors are prohibited by their code of ethics to bid on repairing or repair any item that is reported in their inspection report.

Professional Inspectors are in great demand. Expect to wait at least 2-4 days for an appointment.