Property inspection recommendations?

[Knut]

We just bought a house and have a condition that involves a property inspection. What good and bad experiences have you had with a company? Do you have a personal recommendation?

Thanks

[Bill Bumface]

Do not use Pillar to Post. I now know of 3 people who had brutal experiences with them.

There is a guy around that uses an IR camera which I've heard highly recommended.

I used AirVironment Canada for a secondary inspection (I lived in toxic mold and am now quite sensitive and was nervous moving into a 100 year old house) and they actually found out that my roof was leaking using their moisture detectors. This was when the home inspector said it was good for 5 more years.

[troutman]

Alex Cruz cdnres@gmail.com 403-399-9611

For air quality/mold, try:

www.beamsandbeyond.com

[llama64]

We had a great experience with Integra Inspection Services (403.793.4474)

Granted it was for an apartment condo (they have people who specialize in this type of inspection) - but he brought out the infra-red and showed us where there was some moisture going on in the walls and which walls we could pull out and which had plumbing.

Can't vouch for any inspection that occurs outside of the building though (foundation, roof, walls, etc).

[Jodester]

Amerispec has been good for me.
Go with a big company though as the entire inspection industry is not regulated at all. Anyone can just say they are an inspector and start performing. There is no legal recourse if they miss something. So if you use a one guy operation, there is no telling how long he has been doing this for.

[Ducay]

We've had 2 inspections with 'A Closer Look' Home inspections (one townhouse and one detached house); and is highly recommended

The guy who runs/owns the company (Don), is an engineer, and former developer and PM.
He really knows his stuff and seemed to pick up on all the little things, letting you know causes/remedies/severity of everything. He writes up his report on site and walks you through the whole process and what is serious and should be dealt with prior to closing the deal.
Due to all the stuff he was able to find in his inspection, it actually changed our mind on the first property. Best money we could've spent.

http://www.acloserlook.ca

[FurnaceFace]

I used Pillar to Post - albeit back in 98 - and thought the guy was pretty good. Lilke most things, I bet it's pretty hit and miss depending on the quality of the guy.

[KTrain]

Originally Posted by hulkrogan

Do not use Pillar to Post. I now know of 3 people who had brutal experiences with them.

There is a guy around that uses an IR camera which I've heard highly recommended.

I used AirVironment Canada for a secondary inspection (I lived in toxic mold and am now quite sensitive and was nervous moving into a 100 year old house) and they actually found out that my roof was leaking using their moisture detectors. This was when the home inspector said it was good for 5 more years.

Yeah. Don't use Pillar to Post. I've had experience with them a couple times.

Once to purchase our home. Seemed like a good inspection at the time. Pointed out deficiencies and provided us with a detailed overview of the house.

Cut to two years later when we're selling the house. Pillar to Post was called again by the buyer. That inspector found Zonolite insulation was used (which contains asbestos). Once that was found we would have had to disclose it to all potential buyers. Thankfully the buyer still wanted the house but wanted us to remove and re-insulate the house.

The first guy either didn't know what to look for or didn't look at all.

[Ducay]

Originally Posted by fotze

Well looking at his site, he says he graduated as an engineer. He isn't registered with Apegga, his blurb doesn't sound like he ever practiced as an engineer, so no he isn't.

I took Accounting 10, so I'm an accountant.

It says he graduated as a engineer, which is different from just taking an engineering course.

I agree its not the same as being a P.Eng, but thats besides the fact. I'd wager then vast majority of inspectors aren't engineers, nor have half the knowledge this guy did.

[fredr123]

My assistant used these guys recently. They seem pricey but they got a good rate because the company is trying to establish itself in the Calgary market.

http://www.mikeholmesinspections.com/services/

[VladtheImpaler]

Originally Posted by KTrain

Yeah. Don't use Pillar to Post. I've had experience with them a couple times.

Once to purchase our home. Seemed like a good inspection at the time. Pointed out deficiencies and provided us with a detailed overview of the house.

Cut to two years later when we're selling the house. Pillar to Post was called again by the buyer. That inspector found Zonolite insulation was used (which contains asbestos). Once that was found we would have had to disclose it to all potential buyers. Thankfully the buyer still wanted the house but wanted us to remove and re-insulate the house.

The first guy either didn't know what to look for or didn't look at all.

This is where you demand P-t-P covers the cost of the remedy, as your loss was the direct result of their negligence...

[MrMastodonFarm]

Originally Posted by fotze

I graduated with a civil engineering degree, and I wouldn't hire me to be a home inspector.

Yeah but to be fair that's because you'd probably make an innapropriate comment towards yourself and get offended.

[Ducay]

Originally Posted by fotze

Legally, degree doesn't mean sh*T.

I graduated with a civil engineering degree, and I wouldn't hire me to be a home inspector.

If being a P.Eng, let alone having a degree, is a requirement for calling yourself an inspector, then I think a huge chunk of the inspectors out there missed that memo.

[Rerun]

http://mikeholmesinspections.com/service-areas/#alberta

[Ducay]

Originally Posted by fotze

No, but take the ones that graduated as an engineer with grain of salt. Means nothing, the resume is everything.

I'd take a guy who built homes over an engineer any day of the week. Can't see any structure anyway.

Could have been a transportation engineer. Summing the moments and the forces in the x, y direction ain't going to help with a home inspection.

Just saying that the eng thing doesn't say much in and of itself.

But.....that's what I originally said. The guy was a developer and housing PM....you brought up the Engineering issue.

Now, if engineers could see through walls.......

[Rerun]

Questions to Ask Home Inspectors

Hiring the right home inspector could save you money, heartache, and nasty surprises. Don’t be afraid to ask plenty of questions, including the following:

1. How long have you been working as a home inspector?
__________________________________________________ _____________________
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__________________________________________________ _____________________

2. Did you have any experience in the building trades before becoming a
home inspector? If so, what kind, and how much?
__________________________________________________ _____________________
__________________________________________________ _____________________
__________________________________________________ _____________________

3. Do you belong to a provincial association of home inspectors? Are you a
certified member?
__________________________________________________ _____________________
__________________________________________________ _____________________
__________________________________________________ _____________________

4. What kind of equipment do you use while inspecting (binoculars/ladder/
infrared thermographic imaging camera)?
__________________________________________________ _____________________
__________________________________________________ _____________________
__________________________________________________ _____________________

5. Can you provide me with at least six references from people who have
hired you in the past three years? (Following up on these references is
critical, especially references from clients who have owned their homes
for at least a year.)
__________________________________________________ _____________________
__________________________________________________ _____________________
__________________________________________________ _____________________
__________________________________________________ _____________________
__________________________________________________ _____________________


I found the above questions here ---> http://mikeholmesinspections.com/resources/

[I-Hate-Hulse]

One thing about all inspectors that made them seemingly pointless when I used one was that they make you sign something acknowledging that their inspection will not involve anything with Codes of any sort...you know, the really expensive things?

The place we bought had an open permit from the last owner and they didn't catch that or the lack of a big fat florescent yellow 3x3" City of Calgary inspection sticker affixed to the water heater. Things I'd expect that would be caught for a $400 fee. Instead they chose to tell me that the fridge was humming, the oven was hot, and a few minor exterior things needed paint - all things I was replacing anyways. As a result I had to pay $500 to clear up deficiencies on the permitted work.

As a result, I'll tell you who not to use... Housemasters. I'd have gotten more watching a season of Holmes on Holmes.

[GGG]

Originally Posted by fotze

You said he's an engineer as a selling point and I just said:
a) no he isn't - not legally or even for these purposes
b) people might think that engineering school will make him more qualified than others, which it doesn't.

Enough of my thread ruining. Just be wary of an engineer doing home inspections. Its like a realtor with an MBA.

Just as another further aside. The word Engineer is a regulated word by the province and it is illegal to represent yourself as an engineer in alberta if you are not registered with Apegga.

Essentially it is because of these kinds of cases that this kind of law exists. Calling himself an Engineer would lead some people to assume he has additional credibility when in reality is education has little if nothing to do with his role as a home inspector.

One thing I would take a look at is the limitation of liability clause in all of these home inspection contracts. Usually they limit liability to the cost paid for the inspection. I have no idea if these clauses are enforceable or not but from my reading of a few of these contracts is that they claim not to be liable if they screw up or miss something in the inspection.

Kind of a shady industry.

[onetwo_threefour]

You might look at Homecrafters, they are CAHPI and ASHI registered and have all the same equipment as Holmes, but I think they're more reasonable. I was happy with them. (I also know the owner and past owner/founder of the company in the interests of disclosure.) A lot of the questions you want to ask inspectors are discussed right on their website including their professional affiliations and history.

http://www.homecrafters.net/team.htm


BTW, with respect to GGG's post, it is true that every company I know does have a limitation of liability clause, but I also know that many carry E&O insurance for situations where limitations clauses are not effective as might be the case for gross negligence.

[kevman]

BUMP...

Anyone have any experience with home inspections on old homes that need a lot of work?

I put an offer in on a home that I know has some major cosmetic issues so I'm not looking for a report only detailing cracked plaster and tile, pealing paint, etc. I want to find someone that is going to accurately note the deal breakers like bad rotting, mould, asbestos, sagging and cracked foundation, etc.