By Barry Stone
Dear Barry,
I've seen reports and read articles about how home inspectors pander the real estate agents who recommend them, simply to help close deals. Having just received a rip-off home inspection, I'm now convinced that this is the case. The inspector chosen by my agent did a third-rate job and overlooked many details. For example, he didn't even test the Jacuzzi pump, citing as his lame excuse that "the tub might not drain." The garbage compactor also was not tested. Why? Because "the piston might get stuck." These and other omissions came to light during our meeting at the agent's office after the inspection was completed. Well if things get stuck or don't drain, isn't that the point of the inspection? Isn't that why I hired him? When I complained, he added outrage to insult, offering to inspect those "special items' for an additional fee. Well, no thank you. I'll go check them myself. And in future deals, I'll avoid all home inspectors and the agents they truly serve. Don't bother to respond. This isn't a question. --Roger
Dear Roger,
Although you decline the need for an answer, it is difficult to dismiss the provocative issues and indictments you raise. To begin, I appreciate your disappointment and share your disgust at the exclusions and excuses offered by your home inspector. However, as I lack the opportunity to speak with your inspector or your agent, I must address the situation as hypothetical, rather than affixing direct judgment.
Under normal circumstances, a trash compactor and whirlpool bathtub should be included in a standard visual home inspection, not as a separate specialty inspection and not for an additional fee. Failure to incorporate such items in a home inspection, particularly for the dubious reasons you cite, is a clear indication that an inspector is not performing in accordance with accepted industry standards.
Fortunately, there are better inspectors than the one you hired. Those who conduct their work according to your description neglect an ethical duty to serve the interests of their customers. At the same time, they lower the general reputation of their profession to the detriment of competent inspectors and of the home buying public.
The better members of the home inspection field (and be assured, there are many) routinely evaluate built-in fixtures without excuses or additional fees. Those who short-change this process do not represent the better side of the home inspection craft.
As for your real estate agent, it is a common practice among agents and brokers to suggest particular home inspectors. Many offer these recommendations with honorable intentions to promote total disclosure, but unfortunately there are some who do not. There are many who name the best and most thorough inspectors, but there are some who fear that too much disclosure will jeopardize the deal. There are also agents who make no specific recommendations at all, preferring that the buyer make the choice of which inspector to hire. Regardless of the approach, no buyer should feel obligated to employ a particular inspector, just because the Realtor says so. An agent can advise, but the final choice belongs to the buyer. The choice of a home inspector is too critical to be left to chance. Careful consideration should be made before selecting anyone. It is essential to inspect the inspector before inspecting your new home. This decision is just too vital to be delegated.
In the aftermath of your recent purchase, it's time to resolve lingering uncertainties in the wake of your home inspection. Rather than condemn your inspector and real estate agent outright, they should be contacted and advised of your concerns. If the quality of the home inspection is in doubt, a second inspection would be advisable. By calling several real estate offices and escrow companies, you may learn which inspector in your area has the best reputation for detail and thoroughness. If a second inspection reveals no additional problems of consequence, you'll have bought yourself some peace of mind. If significant revelations result from a second inspection, the first inspector should be asked to consider these new findings and to share in the responsibility of addressing them.
As part of this follow-up process, it will be the role of your agent to facilitate communications and actively represent your concerns. At that point, the true nature of your representation will be affirmed.
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