Buying a home is likely one of the biggest purchases you’ll ever make. While it’s exciting to find your dream house, it’s also critical to make sure you fully understand the condition of the property before signing on the dotted line. This is where hiring a qualified commercial inspector can provide invaluable peace of mind.
In this post, we’ll walk through everything you need to know about finding, vetting and working with commercial inspectors to ensure your new home doesn’t contain any unpleasant surprises down the road. Let’s get started!
What Exactly Does a Commercial Inspector Do?
A commercial inspector is a professional who thoroughly examines both the interior and exterior of a home to identify any issues or defects. This includes things like:
- Structural problems: Checking for cracks in foundations, rotting roof materials, etc.
- Electrical systems: Testing outlets, wiring, panel box, etc.
- Plumbing: Assessing water pressure, leaks, sewer line function, water heater health.
- HVAC: Evaluating furnace, ductwork, AC unit condition.
- Pest/insect infestation: Looking for rodents, termites, carpenter ants.
- Overall living conditions: Monitoring for mold, radon gas, asbestos materials.
A good inspector will use a combination of visual examination, testing with specialized tools, and their extensive experience to methodically inspect the property from top to bottom.
The end deliverable is typically a detailed report that lists any issues found, diagrams where they are located, provides photos, and advises on the best way to fix them. Reports may also estimate the costs of repairs.
Armed with this information, you can then make an informed decision about how to proceed with the purchase, negotiate with the seller for price deductions or credits, or walk away if problems are too severe.
When Should You Hire a Commercial Inspector?
It’s highly recommended to hire a commercial inspector as early as possible in the home buying process, ideally before making an offer or entering contract negotiations with the seller.
This allows you to make the final purchasing decision with full transparency into the condition of the home. Finding major issues late in the process after you’ve already sunk time and money into the transaction can be devastating.
Many home purchase agreements actually allow for a contingency inspection period where you can bring in an inspector and then request repairs or walk away penalty free based on their findings.
However, in hot real estate markets you may need to waive contingencies like inspections to make competitive offers. In these cases, consider doing a “pre-inspection” before making an offer so you still enter into the deal with eyes wide open.
While inspectors are often associated with home purchases, they can also provide value during other times, such as:
- When moving into or out of a rental unit to document conditions.
- After natural disasters to look for damage.
- For general home maintenance every few years to identify issues early.
- If you suspect new problems like mold growth.
No matter what prompts you to hire one, a commercial inspector will give you assurance and peace of mind about your largest investment.
How to Choose a Trustworthy Commercial Inspector
The old saying “you get what you pay for” absolutely applies when picking a home inspector. Going with the cheapest option may save you a few bucks up front, but could end up costing you big time if they miss serious issues during the inspection.
Here are the most important factors to look for when researching home inspection services:
Experience & Certifications
Ideally you want an inspector with at least 5 years, and preferably 10+ years, of experience inspecting homes similar to the type of property you’re purchasing. They should also hold certifications from respected industry organizations like the American Society of Home Inspectors (ASHI) or International Association of Certified Home Inspectors (InterNACHI).
Ask about their experience with homes of the same age, construction style, and features as the one you’re considering. An inspector who has examined dozens of 1950s brick bungalows like yours will know all the common issues to look for.
Insurance & Licensing
Reputable inspectors will carry both general liability insurance in case of accidents on site, as well as errors and omissions insurance to cover them if they miss a major defect during the inspection.
They should also have all necessary state and local licensing required for home inspectors in your area. Don’t be afraid to ask for proof!
Sample Reports
High quality inspectors will provide you with sample copies of their home inspection reports so you can evaluate their thoroughness and clarity of reporting before hiring them. The last thing you want is a vague, boilerplate report!
Look for details like comprehensive checklists of areas/items examined, photographic evidence of issues found, clear recommendations for fixes, and an easy-to-read format.
Reviews & References
One of the best ways to identify talented inspectors is to read through reviews and request references to hear firsthand from past clients. Look for rave reviews that emphasize how thorough they were and how much peace of mind their inspections provided.
Beware of reviews that mention missed issues or report contents being lacking in detail–you want to avoid those shortcomings!
Professionalism & Responsiveness
From your initial inquiries through delivery of the final report, your chosen inspector should be consummately polite, prompt, and professional.
They should answer all questions thoroughly without making you feel rushed or pushed off to assistants. You want an inspector who instills confidence and takes pride in their work.
Competitive, Upfront Pricing
The cost of home inspections can vary widely based on your region, the property specifics like size and age, and level of detail included. Expect to pay anywhere from $300-$500+ for comprehensive inspection.
Be wary of fees that seem too low–corners may be getting cut or less time spent. Get quotes upfront along with exactly what’s covered so there are no surprise add-on costs. Many inspectors also offer deals for repeat customers.
By vetting inspectors thoroughly using criteria like the above, you can find one you can trust fully to uncover any issues with the valuable investment that is your home.
What to Expect During the Inspection Process
A thorough home inspection involves much more than just having an inspector walk through with a clipboard! Here are some things you should expect during the inspection:
- Comprehensive checklist – The inspector will work through a set checklist room-by-room, floor-by-floor, and exterior to ensure every inch that’s accessible is examined. Checklists can run 20+ pages!
- Visual examination – From foundation to roof and everything between, the inspector will carefully look over all elements of the home for defects using the naked eye.
- Tools & testing – Inspectors come armed with an array of specialized tools like moisture meters, outlet testers, flashlights, thermal cameras, CO detectors, etc. They’ll use these to diagnose issues.
- Appliance testing – Kitchen appliances, garage door openers, HVAC systems and more will be powered on to test functionality.
- Roof examination – The inspector will traverse the roof (often with a drone too!) looking for worn materials, improper drainage, chimney issues, etc. Probing and/or core sampling may be done to check subsurface conditions.
- Attic exploration – Accessible attics will be scoured for insulation levels, ventilation, ductwork condition, and signs moisture or critters.
- Documentation – Inspectors take copious notes and hundreds of photos. Special mirrors, probes, etc allow them to peer into tight spaces.
- Plumbing & electrical assessments – Fixtures will be thoroughly tested. Expect water flow analysis, outlet grounding checks, panel box overload sensing, and more.
- Yard/exterior inspection – Outdoor structures, sidewalks, drainage, landscaping, fencing, pools and more come under the magnifying glass.
- Category-specific expertise – Specialist inspectors may be brought in for unique property features like septic tanks, wells, fireplaces, or underground oil tanks.
- Air quality testing – Many inspectors can conduct lab-like tests for dangerous gases like radon, mold spores, and asbestos fibers in the air.
- Question answering – Don’t be shy about asking questions! Inspectors want to teach you about the home.
The inspection is your chance to truly uncover all conditions in the home. Take advantage of the inspector’s expertise and don’t leave any stone unturned!
What Kind of Issues Might Come Up?
While every home is unique, there are a number of common issues that inspectors frequently uncover. Being aware of these can help prevent nasty surprises:
- Moisture Damage – Leaks lead to mold, mildew, wood rot and more. Watch for stained areas, peeling surfaces, musty odors.
- Termites/Pests – Carpenter ants, rodents and termites can cause extensive structural damage. Look for droppings, chew marks, dirt tubes on foundation.
- HVAC Problems – Faulty furnaces, cracked heat exchangers, leaky ductwork mean discomfort and high utility bills.
- Electrical Issues – Outdated wiring, overloaded circuits, grounding problems are fire hazards. Aluminum wiring requires special handling.
- Plumbing Leaks – Pipes tend to fail at joints and connections. Watch for stains, poor sink/tub drainage, yard erosion.
- Roof Damage – Missing or worn shingles can lead to catastrophic leaks. Areas like eaves and valleys see the most wear.
- Window/Door Trouble – Energy loss, moisture penetration, security concerns arise from poor windows and doors. Check seals, hardware.
- Foundation Cracks – Horizontal cracks in poured concrete foundations signify settling and require urgent structural repairs.
- Asbestos Materials – Insulation, flooring, siding and other products sometimes contain this hazardous material banned in the 1970s.
- Lead Paint – Chipping and peeling paint risks lead poisoning. More common in pre-1978 homes.
Thoroughly read through the full inspection report and ask your inspector to explain issues. Understanding defects allows savvy negotiations!
Turning Inspection Findings Into Negotiation Power
The true value of a home inspection comes not just from understanding property conditions, but from using those findings to advocate for repairs, closing credits, and lower prices during purchase negotiations.
Major issues uncovered should be carefully considered when deciding your final offer price and terms. Here are some effective negotiation strategies:
- Request seller repairs – Depending on property specifics and local laws, buyers can request sellers make repairs prior to closing. Common for safety issues.
- Ask for credits – If repairs would delay closing, sellers can provide credits equal to the cost to be fixed by the buyer later. Get contractor estimates.
- Negotiate price reduction – Factor repair costs into negotiations. Offer less than listing price based on inspection findings.
- Terminate contract – For serious red flags, exit altogether. Get any earnest money deposits back.
- Make contingent offer – Base offer on a satisfactory inspection. If issues found, craft new terms or walk away.
- Plan your own renovations – For homes needing updating vs major repairs, consider taking on improvements yourself over time.
Smart negotiators turn the inspector into an ally and bargaining chip to improve purchase terms and price. Don’t be shy about asking for lots—sellers expect it!
Closing Thoughts
Although home inspections add cost up front, they often more than pay for themselves by empowering you to make informed decisions and negotiate from a place of strength as you purchase and maintain your property.
Hopefully this guide provided a helpful overview of the home inspection process from finding the right inspector to understanding common issues to negotiating based on findings.