The verbal and written information the inspector provides can give a prospective home buyer important leverage when it comes to negotiating the price and making other adjustments in the contract.

Home inspectors perform a complete visual inspection of the house, both inside and out.  This includes the foundation, heating and air-conditioning systems, rain gutters, siding, attic and garage.  Home inspectors will not inspect or report on systems or components that aren't readily accessible, such as a chimney flue or hidden insulation.

In addition to verbal information picked up during the inspection, a 6 to 15 page report is written that describes the overall condition of the property, pin points any household systems or components that are in need of immediate or near-term repair or replacement, and outlines any health or safety related concerns that the inspector may have about the house.

Home inspectors will not give opinions on whether or not the property is a "good deal" or "fairly priced" such judgments are outside their area of expertise and prohibited by their codes of ethics.

The inspection generally takes two to four hours to complete.  Fees start at about $180.00 and range upward depending on the size and location of the house and number of "specialty" inspections that are included.  Many home inspectors don't include water wells, septic systems, swimming pools, water quality testing, radon testing, or a termite inspection as part of their basic package.  These additional inspections are offered at an additional cost or the inspector will make a referral to a qualified specialist.

Before you hire a home inspector, make sure you understand what is and isn't included in the basic inspection, how much any "optional" or "specialty" inspections are going to cost and the total costs you'll be expected to pay.  All details should be spelled out in a service contract and properly signed.

Sales agreements should be made contingent upon the findings of the home inspectors.  The correction of objectionable defects becomes negotiable between the Buyer and Seller.  All negotiation should be documented in writing and made a part of the sales agreement.

Members of the National Association of Home Inspectors (NAHI), American Society of Home Inspectors (ASHI) or the American Inspectors Association (AIA) are prohibited  by their associations' codes of ethics from doing follow up repair or renovation work for their clients.  They are barred from any dealings with Realtors that would constitute a conflict of interest.

Membership in one of the national associations is an important criterion for hiring a home inspector.  In addition to their codes of ethics, the associations require their members to meet certain professional standards and to keep their skills current through continuing education.  Depth of experience (at least two years in the field and completion of 200 inspection reports) and business stability (a solvent, established firm that's properly insured) are equally important criteria.

American Inspectors Association-   P.O. Box 64309
       Lubbock, TX 79464
       (806)794-1190
       Referral to local members
       www.aahi.com


American Society of Home Inspectors-  932 Lee Street, Ste 101
       Des Plaines, IL 60016
       1-800-743-2744
       Referral to local members
       www.ashi.com


National Association of Home Inspectors- 4248 Park Glen Rd
       Minneapolis, MN 55416-4758
       1-800-448-3942
       Referral to local members
       www.nahi.org

"American Inspectors Association: Standards of Practice" (free pamphlet)