A. Housing Smarts asked Chuck Lambert, managing inspector of A1 Property Inspections in Capistrano Beach, to answer this question. He is president of the Orange County Chapter of the California Real Estate Inspection Association/American Society of Home Inspectors.
There are several ways of choosing an inspector for your new property. The best way to start is to go to www.creia.org or call the toll-free referral service at (800) 848-7342.
You should also consider personal contacts or personal referrals either from prior inspections or from a friend, relative or business acquaintance who has had a recent inspection. Another alternative is to ask your real-estate agent/broker whom they would recommend.
Many inspection services promote their business with brochures found in the real-estate offices. They often claim that their reports meet or follow CREIA Standards of Practice, but don't be fooled. Meeting standards does not qualify someone to be a Certified CREIA Inspector, or CCI.
Look for the CREIA emblem on brochures and other marketing materials. Only inspectors who meet CREIA's rigorous professional and educational requirements may qualify as a CCI.
A complete inspection includes a visual examination of the building from top to bottom.
The inspector evaluates and reports the condition of the structure, roof, foundation, drainage, plumbing, heating system, central air-conditioning system, visible insulation, walls, windows and doors.
Only those items that are visible and accessible by normal means are included in the report.
Some items aren't covered, including geotechnical issues, environmental hazards, mold, wood-destroying insects, rodents, low-voltage lighting, intercoms, timing devices, sprinkler systems, and sewage-disposal systems. Your inspector will go over in great detail what is and is not covered during the inspection.
You don't have to be present for the inspection, but it is a good idea. By following the inspector and observing and asking questions, you will learn about the property and pick up some tips on general maintenance – information that will be of great value to you after you've moved in.
The inspection fee for a typical single-family house varies geographically just like the cost of housing. Inspection fees charged by different inspection services also may vary based on the size of the building, particular features, age, type of structure, etc.
Report styles differ vastly, ranging from a handwritten, fill-in-the-blank checklist to a state-of-the-art, computer- generated, color-coded narrative that includes color digital photographs.
The cost, however, should not be a factor in a decision on whether to have a physical inspection. First, you will get what you pay for. Second, you just may save many times over the cost of the inspection if you negotiate with sellers to perform repairs based on concerns revealed by the inspector or by walking away instead of buying a "money pit."
