January 22, 2006

You aren't home free without an independent inspection

By Paul Wenske

You've checked out the neighborhood and finagled the best loan. But have you adequately scrutinized your dream home?

Too often, say experts, an independent inspection is far down the list of priorities for many homebuyers.

That can invite big problems after you move in. Just ask Misty McNally. She bought an 80-year-old Kansas City home two years ago. To save money she hired the same inspector her seller used to get his house ready to sell. It turned out the inspector and the seller were friends.

She admits that was a mistake. The seller had done a lot of his own plumbing repairs. And they were, to say the least, unconventional. The first thing McNally noticed was "a giant sucking noise."

"When you flushed the toilet, it sounded like you were going down the shower," McNally said.

The inspector, she said, "was very generous to the seller." She has spent hundreds of dollars on her own repairs.

The only way to be sure of an unbiased and independent inspection is to hire your own inspector, said Angie Hicks, owner of Angie's List, a national company that helps consumers find quality contractors.

An independent inspection can resolve conflicts with builders as well, said Nancy Seats of Homeowners Against Defective Dwellings (www.hadd.com).

Seats cautions buyers about getting a real estate agent's recommendation. She said some agents, eager to make a quick sale, may recommend someone who can be counted on to get a deal through rather than make a thorough report.

In fact, many experienced real estate agents encourage buyers to find their own inspectors. Experts also say trying to get by on the cheap can compromise quality. Most inspections cover heating and cooling systems, plumbing, electrical systems, the roof, attic, insulation, walls and windows, ceilings, floors, basement and often appliances. They can range from $200 to $500.

"I have people call and only ask, 'How much does it cost and how fast can I do it?'" said Dan Bowers, owner of Holmes Inspection Co. in Kansas City.

"They will let a $50 difference in cost make their decision for them on a $200,000 or $300,000" purchase, Bowers said.

Choosing a good inspector depends a lot on knowing what to look for and what to ask. Here are some tips:

Experience: Experts say it can take five years for professionals to learn what to look for in most circumstances.

Certification: Neither Missouri nor Kansas licenses inspectors. But three national associations certify professional inspectors.

Insurance: Make sure he has insurance to pay any damages.

Agreement: Get in writing what the inspection covers.

On the Web

American Society of Home Inspectors: www.ashi.org

National Association of Home Inspectors: www.nahi.org

National Association of Certified Home Inspectors: www.nachi.org