Home Inspection

How to select an inspector

Q.  I've read that consumers should be certain to hire a "licensed" or "certified" home inspector. Who licenses inspectors and how can you be sure that the inspector you are hiring will do a good job?

A.P., Walpole

A.  To answer your first question, no one licenses home inspectors in Massachusetts. All you have to do to become a home inspector here is print business cards saying that you are one and persuade consumers to hire you to provide some inspection services.

In the absence of licensing (a helpful screening mechanism, to be sure, but hardly a guarantee of competence and professionalism) consumers have to rely on other criteria in selecting a home inspector. One useful marker is an inspector's membership in the American Society of Home Inspectors (ASHI), which describes itself as the only national trade organization representing home inspectors. Many professional trade organizations "certify" or profess to certify their members, but my impression is that an ASHI certification (unlike some others) actually means something in terms of the education and experience requirements members have to meet.

Length of time in business is another important consideration when you're selecting a home inspector, indicating both experience in the field and presumably, some degree of success.

It probably isn't necessary to insist on 30 years of experience, but you also don't want your house to be the inspector's first assignment. You definitely want someone who's been in business long enough to develop a track record - preferably, a good track record.

Probably the most reliable third party recommendations for inspectors will come from real estate attorneys, so you might start by asking the attorney representing you in the home purchase to suggest one or more companies you might contact.

Friends or acquaintances who have dealt with inspectors themselves are also good sources. If you don't now anyone who has dealt with the inspector in the past, ask for references and call them. You should also check with the Better Business Bureau to be sure that the inspector hasn't left a trail of angry and dissatisfied consumers.

In addition to evidence of professional experience and competence,you will want to be sure any inspector you hire carries errors and omissions insurance. Even capable home inspectors sometimes make mistakes and those errors can be costly for home buyers, resulting in unanticipated repair bills for problems that weren't identified before the purchase. You can sue an inspector who errs, but if there is no insurance you won't necessarily be able to collect anything, even if you win.

Once you're confident you're dealing with an experienced and reputable company,you want to be sure you understand precisely what the inspection will do for you.  A good inspector should explain, in detail, what the home inspection will cover - what it can (and can't) reveal about the house. The inspector should also provide a written report after the inspection; don't retain an inspector who isn't willing to document his findings in writing.

Ask if the inspector will allow you to be present during the inspection - a good inspector should not only permit but encourage customers to participate. From the buyers perspective, a professional guided tour of the home can be invaluable - the equivalent of having an auto mechanic lift the hood of your automobile and explain, spark plug by spark plug, what's underneath.

To determine whether a building inspector is a member of ASHI, you can check the Yellow Pages, (members will include the ASHI designation in the listings) or you cal ASHI 's New England office - 1-800-248-2744 - and they will provide you with the names of three (more if you want) members in your area. The ASHI office is open Monday - Friday, from 8 a.m.- 4 p.m.

THE BOSTON SUNDAY GLOBE