seek out independent

Buyers should seek out independent home inspector

BY Sally Duros

Purchasing a home is a pressure cooker situation. It's important to keep your cool and understand that negotiations are part of any business.

Real estate agents know that perceptions drive behavior. A gleaming kitchen, a new bathroom, fresh paint and rich wood floors are enough to motivate some people to buy. That's a tactic that works for the seller.

But buyer beware.

The flashy amenities contribute to the "fog" in the buy-sell negotiations.

It's the job of a home inspector to cut through the fog and reveal the true picture, which is usually gritty rather than pretty. Getting a home inspector is a tactic that works for the buyer.

Once the buyer has made an offer on a property, he can ask for a
contingency period--usually five to seven days--to allow him to bring in an inspector. That's why a tough home inspector is not usually a friend of the seller's agent. A thorough inspection will help you decide whether to buy, walk away or ask for an adjustment in the price.

A typical home inspection costs between $250 and $300.
A joint study by the National Association of Realtors and the American Society of Home Inspectors in February found that 81 percent of home buyers had a contingency placed in the contract for inspection. The study also found that 69 percent of buyers chose their inspectors based on the recommendation of a
realty agent.

Most home inspectors accept these referrals. But for some inspectors, accepting the referral of a realty agent raises the specter of serving two masters--the buyer and the seller--so they go out of their way to operate independently of agents.

The fact is, the home inspector is the only independent working for the buyer of the house, says Rob Paterkiewicz, executive director of the American Society of Home Inspectors, a professional international organization for home inspectors that has its headquarters in Des Plaines.

It's to the buyer's advantage to find a competent home inspector, because an inspection--which takes between two to five hours--can reveal electrical, plumbing and structural concerns. These can turn into major and minor points for negotiation, sometimes shaving thousands of dollars off the price of a home.

ASHI's Paterkiewicz says that, realistically, a buyer may look to an agent for referrals but that if the agent refers you to only one person, that's a red flag.

ASHI suggests selecting from among several inspectors. Call each one and get a good understanding of the background of the inspector, asking these questions:
* How long have they been inspecting?
* How long will the inspection take?
* Do they belong to ASHI or any other professional organization?

"It really boils down to trust," says James E. Baumhart, president and CEO of the Better Business Bureau.

"People should find their own home inspectors," he says. "I don't care which side of the transaction they are on, that sales person is interested in the sale--period. That's how they make their money."

But where do you find a good inspector?

ASHI's Web site has two addresses: www.ASHI.org and ASHI.com. Click on the "find an inspector" tab. Then enter your zip code. You also can search by state, city, area code and name. Or you can call ASHI for information: (800) 743-ASHI.

Some general advice from ASHI: Don't use a home inspector who claims he is qualified to repair any problems that are found.

If you have a problem with a home inspection company and you haven't resolved the complaint, the Better Business Bureau can mediate (www.bbb.com; 703-276-0100).

Sally Duros is a Chicago-based consultant and free-lance writer