In Oklahoma, if you are an inspector and not a structural engineer you cannot require piers or any structure work. You have so note that you see something suspicious and recommend a structural engineer to inspect. In facrt all requirements are subject to licensed and bonded contractors backing the claims.

The best inspectors are matter of fact, period. We recently had occasion with an inspector telling ME how to do my job. I was happy to consult my attorney, the lender and a governing board and cite all 3 following up to tell him how it was in real. Nice guy and I'm glad I could help him understand. 3:)

My experiences have been both positive and negative.  Bottom line, a good inspector does not a good report writer make.  I believe in establishing relationships with all my vendors and giving them feedback about their work for me.  Yes, the buyer is their customer but the buyer is paying me indirectly to represent them in this deal.  

I see it on occassion, but probably not more than 25% of the time. It's actually less than it used to be.

A low percentage feel they have to show off their importance and then complain when they do not get a call for the next inspection.

In most cases they worry the buyers instead of educating them. Some are really good, but many raise panic.

That is why it is so hard to find a good inspector. You want one who does a great job but delivers the bad news well. 

Though necessary I feel some really go for it and create unnecessary challenges. Easiest scenario of course would be no inspections but that is not always wise.

Yes. Very often.

There are always a few inspectors in our area I dread to see show up at an inspection. However for the most part the inspectors do a complete and thorough inspection and explain things well and put things in perspective for the buyers.

I had two deals go bad once we received the inspection report.

In the past few years, I too have had inspectors who covered themselves in what they would and wouldn't inspect and then included nit-picky marginal items that were unworthy of the fee they charged and the size of their reports.  I always try to work with someone I respect and trust.

There are always a few out there but for the most part things are going well in our area.  Most realtors know who the ones are that stir things up!

I've only met one inspector like that and he definitely did not help his client. He was very confrontational to me in his demeanor and acted more like a real estate agent (unlicensed) giving my client (or "his" client, as he kept saying) advice about buying it. And then did not even put his inspection results in writing! But that's the only bad apple I've experienced, others, and those I recommend, have done their job admirably and effectively. 

Most of the time the inspectors just point out problems we already knew existed.  Sometimes they are a pin in our backside.  It just all depends on the inspector and the condition of the home.

No. We are pleased that our clients are fully informed before the transaction closes.

Not very often, but when it happens it is usually the other agent who makes the situation worse.

Yes they do.

Not that I've seen in my area. Most inspectors are reporting the facts and they seem to do a good job. 

My inspector always brings up what code should be TODAY, and in Colorado it doesn't matter, the homeowner does not need to bring the home to code.

Good morning Michael. I see issue from time to time that make very little sense, but for the most part they are a very part of the entire process.

TeamCHI - Complete Home Inspections, Inc. - you are right - some go too far to prove their worth (or not-worth!).

I remember when my buyers used another inspector who made a big issue about mold-like-structure in the back of laundry - which was not mold at all!

Michael,

I wish inspectors would quit expressing subjective opinions (AC unit might be too small) that they are not qualified or licensed to do. Break out reports in:

# 1 Bona fide health safety – gas leak, etc.

# 2 Broken parts – something does not work

# 3 deferred maintenance or may need servicing to prevent accelerated damage

# 4 Building code changes since built or installed

Yes inspectors are causing major problems by trying to CYA

There was one guy who started to rant about weep holes in a retaining wall allowing water to drip out, and the wet sidewalk could become a hazard.  But wait - what are weep holes supposed to do?  Is he suggesting that the seller plug them up, which could hasten the retaining wall's failure?  

I don't think so

Generally they do a good job and do not overstep their bounds. If one keeps recommending a structural engineer on every job, he is one that needs to be avoided. Not every house needs one or is it warranted. 

I hear a lot of negatives in my market, but I have had pretty good luck. It may be that I really try to make sure my clients expectations are realistic. A 1950s ranch will NEVER be like new, even when renovated!

I had the same issue with an inspector earlier this week.  Bad ones make deals difficult in any market.  Good ones don't. 

We have generally had good experience with home inspectors.

Yes, some do get into areas that they really shouldn't get into.  

I imagine these days, you need to document everything possible.  My inspector mitigates the impact of noting everything by talking to the buyers and telling them what is important in his experience and what can be dealt with after sale.  I try to set expectations beforehand by telling them what the legal requests are as opposed to cosmetic changes.

The worst type of inspectors are those that I call alarmists.  You always have to cover your ass.  I get that...  but when an inspector won't call a spade a spade because they're nervous to take responsibility, that's the last time I recommend that inspector. 

*  It is always our buyer's choice in which inspector they use whether it's someone we recommend or not.  

*  We are not professionals in environmental contaminants.  We sell homes, not inspect them.  

*  It is our buyer's choice on which lender they use.  

K.  I'm done.  

Perhaps he thought he was doing his job thoroughly? Inspectors should do what is required of them, is it not limited to what is "visible"? Structural stuff would be for an engineer?

Home Inspectors differ in many ways.  Some try to rubber stamp while others look with a magnifying glass.  I've had inspection times range from 45 minutes to 6 hours.  I dread when a client searches online and brings their own inspector.  Reading the report and knowing the health and safety issues is sometimes hard to find in the report.  The inspector talks past the agent.  They don't care that it is the agents job to negotiate the repairs and explain to the buyer the most urgent issues and what to request.  The home inspector I like to use will make minor repairs while doing the inspection and explain the problem, cure and cost.  His report is detailed with a summary page that shows all issues that are health, safety, code and need attention.  Each item that has a picture posts the picute number.  He lets the client know they should call anytime with questions.

Not in my experience. What makes them challenging is the manner in which buyers and sellers react to issues that come up, including inspectiona

Yes.  That is why everyone hates them.

Of course, there are some.  I find most do not fall into this category

I stay clear of trouble makers if at all possible.  

No for the most part they are telling the truth about an aging property.  We just cringe at the buyers request for repairs because it seems buyers want a perfect condition home these days.   

These days they tend to call out missing drip/drain pans for water heaters in the garage - even though it's not required by code.  $20 part, $500 job...

not all home inspectors, but there are some who feel they need to reinvent the wheel and become a hero....UNNECESSARILY....

As you probably already know - sometimes and some inspectors do make a transaction more challenging that it needs to be. We are fortunate to be in a area with lots of great inspectors and real estate service providers of all kinds. Inspectors are like everyone else, some days are better than other days and sometimes a situation and/or the agents and clients involved may get under an inspector's skin and it "may" show. I had one a couple weeks ago where the inspector wasn't happy and it was a rough day and I will do eveything in my power to not be involved with the inspector. The buyer, buyer's agent and tenants were all around while the inspector did his inspection. I got a call and the seller got a call that there was an emergency leak. When I got there, the situation was a couple of drips into an unfinished basement shower was run - it needed to get fixed but I wouldn't call it a drop everything emergency. While I was there the inspector had moved on with his inspection and three times I heard loud outburst of "Oh my God, look at this" when looking at something in the bathroom. Then a "Holy @@##" when he opened the cabinet under sink. These comments were loud enough to alarm everyone in the home. Of course the buyer walked without even giving the seller a chance to address an discovered issues. And all issues have since been addressed and corrected all for less than $500. In my opinion all the extra inspector drama was 98% the cause for the buyer deciding to walk.