ForeclosuresMass - ForeclosuresMass Monthly - Interview With The Expert - Selecting and Working with a Home Inspector (August 2006)

A critical aspect of purchasing a property is making sure that an inspection is completed by a qualified and licensed home inspector. We caught up with Flemming Lund, President of Apex home inspection - a man who has completed thousands of inspections in his 12 years as a professional - for an inside perspective on this important step.

ForeclosuresMass Monthly: Welcome, and thanks for spending some time with us. Let's begin by talking about New England homes in particular. How does an inspection in New England differ from what you might see in other parts of the country?

Flemming Lund: Actually, the difference is pretty minimal. The fundamental pieces of a house don't vary from state to state, and as an inspector, I move through a property here more or less the same as I would anywhere else. We do however, have more older homes here than you're likely to find in other parts of the country.

* Next 37 17 investors only!

FL: With older homes - and here I'm mostly talking about homes over 100 years old - you're more likely to find structural issues. Not only were building codes different back then, over the course of 100 or more years, there has been ample opportunity for home owners to make modifications, many of which may not have been done professionally.

FMM: It's often said that "they don't build homes like they used to," suggesting that older homes were better built. Do you find that to be true?

FL: Well, older homes had craftsmanship that you simply won't find today (today it's all ready-made and then assembled). In that sense, absolutely, newer homes may lack the same touch and charm.

But the building requirements... lumber dimensions, for example... are higher today then years ago (of course the lumber itself was of higher quality then too, so it's a mixed bag). But no, in answer to your question, I would not agree that older homes are necessarily of higher construction quality.

FMM: And how about foreclosure inspections? How do those differ from more standard home inspections?

FL: Possibly not at all, assuming we are able to do a full inspection. Often however, it's an auction situation and I can't do one of those. In that case, I make myself available to offer a "consulting opinion," which means that I tag along with the potential buyer and offer my perspective on whatever we see. This is not at all the same as a "home inspection," however.

FMM: Let's switch gears and talk about finding a home inspector. How should an investor begin the process?

FL: Most of our clients come from word of mouth, and that's a good place to start. Ask friends who they've used for their own inspections, and see if they have a person or company they'd recommend.

Also, don't focus too much on price. In practice, there is more variation in home inspector qualifications than in price, and given the investment you are about to make, qualifications are important. The American Society of Home Inspectors web site is a good place to start. You can look up inspectors in your area and see who's fully certified by ASHI; it's not an easy certification to get.

FL: Call the inspector up and talk to him or her. Think about whether this is a person you can work with. Remember that ideally, you should be following this person around during the inspection (that's when you'll think of the best questions), and you want somebody you can ask questions of and who is willing to provide answers to your satisfaction. So having a relationship really does matter.

FL: I highly suggest that it not be hand written. Time is of the essence, and ideally the inspector should have a digital camera to provide pictures of issues found during an inspection, and should be willing to e-mail the report to you in short order. This way you can e-mail all or part of the report to other experts, whose opinions you may also need before going through with the purchase.

FL: Inspections are typically priced as a function of house age and square footage. For a 2000 square foot home, for example, you should expect to pay between $300 and $600. But again, don't let price be your only guide. Also, you may need to spend additional money for a pest inspection, radon and water (highly recommended if your water comes from a private well).

FMM: One final question and then we'll let you go. What would you say is the biggest mistake home buyers make relative to inspections?

FL: Not making use of the inspection report. It's more than just a negotiating tool in the purchase - it's a guide to your new home. If I hand you a report that says, for example, that the roof has a problem and further examination is recommended, you need to follow through and have it looked at. Something as simple as a loose tile in the bathroom may be a symptom of a larger problem.

Even if we label it as "marginal" in the report, it should be fully evaluated once the home is purchased. Unfortunately, many people wait until small problems become big.

Flemming Lund is President of Apex Home Inspection, located in Sudbury, Massachusetts. He is a licensed home inspector and a Certified Infrared Thermographer. Apex offers home inspection, well & water testing, radon testing, infrared diagnostic service and more. Contact Apex at www.apexhomeinspection.com or www.infrareddiagnostic.com, or call 1-800-287-1262 (office); 1-508-353-2381 (cell).

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