Buying a home is one of the biggest investments most people will ever make. When you’re looking to purchase real estate in Denver, it’s crucial to have the property thoroughly inspected before finalizing the sale. A professional real estate inspection can uncover issues with the home that may not be readily apparent or disclosed by the seller.
Having the right inspector inspect your potential new home can prevent expensive surprises down the road. Here are some tips and key considerations when choosing the best real estate inspection in Denver.
Do Your Research to Find the Most Qualified Inspectors
There are many real estate inspection services to choose from in the Denver metro area. However, not all inspectors offer the same level of experience and qualifications. Before selecting an inspector, research their background to ensure they have the proper certifications, training, and expertise.
The most recognized certification for home inspectors is from the American Society of Home Inspectors (ASHI). ASHI-certified inspectors must pass rigorous exams to demonstrate their competence. They are also required to perform a minimum number of inspections each year and pursue continuing education to stay current with codes, standards, and technology.
Inspectors should also hold all necessary state and local licenses required for practicing in your area. In Colorado, home inspectors must be licensed by the state. Check that the inspector’s license is valid and in good standing.
Look for inspectors who have years of experience inspecting homes in Denver. They will be familiar with local building codes, common issues in the area, and what to look out for in different types of housing stock.
It can also be helpful to find a Real estate inspection Denver who specializes in a particular type of inspection if your home requires it. For example, some inspectors concentrate on historic homes, green construction, or residential systems like electrical, plumbing, and HVAC.
Verify What’s Included in the Inspection
All professional home inspections should follow the same basic scope and use accepted standards of practice. However, some inspectors offer enhanced inspections that go above and beyond the norm for additional fees.
The standard inspection will examine the home’s structural components, exterior, roof, plumbing, electrical, heating and cooling systems, ventilation, interiors, insulation, and more. The goal is to identify material defects and safety hazards. Most inspectors will provide a detailed written report of their findings.
Some inspectors offer specialized services for an added cost, such as:
- Radon testing
- Mold inspection
- Asbestos testing
- Lead paint testing
- Pools and spas inspection
- Septic system inspection
- Fireplace and chimney inspection
Consider if you need any of these supplemental inspections based on the age of the home, location, or other factors. Discuss exactly what is included with the inspector so there are no surprises later. Get every service documented in writing.
Ask About Their Inspection Process
A thorough home inspection process is extremely important for finding all potential issues within a home. Ask inspectors to explain their complete inspection process before hiring them.
The inspection should include visually examining all accessible areas of the property, both inside and out. This means climbing on roofs, crawling under floors, and combing through attics. Inspectors should use specialized tools and testing equipment as needed during the inspection.
Professional inspectors will adhere to a consistent workflow and use an inspection checklist to ensure no areas are overlooked. Most inspections take 2-3 hours or more depending on the home’s size and age. Be wary of any inspectors who try to rush through inspections or skip portions of the property.
Also, find out if the inspector provides any safety equipment like flashlights, protective gear, or ladders. You want to ensure the inspection is conducted safely and efficiently.
Consider What Systems They Inspect
While the basics of an inspection are largely the same, some inspectors delve deeper into examining major home systems. Consider hiring an inspector who offers comprehensive inspection of areas like:
Electrical – Checks for damaged wiring, insufficient amperage, improper grounding, code violations, and fire hazards. Tests outlets, breakers, and major systems.
Plumbing – Checks water pressure, drain function, pipe leaks and damage, water heater condition, and well/septic issues if applicable.
HVAC – Tests heating, cooling, and air handler operation and distribution. Checks ductwork and reviews the system’s age and maintenance needs.
Ventilation – Confirms adequate ventilation in attics, crawl spaces, kitchens, and baths to prevent moisture and indoor air issues.
Roof – Inspects roofing material, drainage, flashing, sheathing, eaves, skylights, and chimneys for problems and leaks. May be performed by a separate certified roofing inspector.
Structural – Checks foundation, framing, masonry, and more for cracks, shifting, settling, or decay issues that suggest structural problems.
Pest/mold/asbestos – Specialized inspectors can check for evidence of wood-boring pests, mold issues, asbestos, radon gas, lead paint, and other environmental hazards if requested. May require additional testing.
Ask What Isn’t Covered in the Inspection
Home inspections have limitations. Inspectors cannot see behind walls or under floors, so they cannot judge what they cannot access. Understand that the inspection is essentially a visual assessment only.
Some areas most inspectors will not check or test include:
- Latent or intermittent defects
- Items not permanently installed
- Underground features like oil tanks
- Private sewage systems
- Pools, spas, low-voltage lighting, irrigation, and security systems
Cosmetic issues like worn carpet and fixtures, minor cracks, and most DIY repairs are considered routine home maintenance, not inspection defects. Make sure to ask what items are excluded so the inspection focuses where you need it.
Look for Good Communication Skills
You want an inspector who is friendly, patient, responsive, and clearly explains their process. They should encourage questions before, during, and after the inspection too.
Never feel rushed or pressured during communications or the inspection itself. A meticulous inspection often takes several hours depending on the home’s size and age. Detailed reporting will also add time. Beware of any inspectors who try to complete inspections too quickly as they may be missing important issues.
Ideally, the inspector should be willing to meet at the property and walk through with you to clarify the findings. Make sure you feel comfortable communicating with them throughout the entire experience.
Ask About Their Credentials and Certifications
There are many associations that offer credentials, certifications, and continued training for home inspectors. Seek out an inspector who has obtained recognizable qualifications that prove their dedication to providing professional service. Some designations to look for include:
- ASHI – American Society of Home Inspectors
- InterNACHI – International Association of Certified Home Inspectors
- NAHI – National Association of Home Inspectors
- CREIA – California Real Estate Inspection Association
- TRECIA – Texas Real Estate Commission Inspectors Association
- FABI – Florida Association of Building Inspectors
Inspectors with these industry credentials, licenses, and training designations have demonstrated their proficiency through testing, experience, and education requirements. They stay updated on the latest methods, technology, and relevant regulations.
Check Reviews and References
One of the best ways to evaluate home inspectors is to read reviews from past clients. Look for inspectors with consistently positive reviews praising their thoroughness, professionalism, reporting, and strong customer service. Be wary of companies with no reviews or frequent complaints.
Also, don’t hesitate to ask the inspector for references from recent customers. Reach out to those references and ask if they were satisfied with the service and felt the inspection uncovered issues accurately. Speaking to others who used the inspector for real estate transactions can offer peace of mind.
Positive word-of-mouth, reviews, ratings, and referrals from objective sources indicate an inspector who delivers as promised. These references and reputations verify they provide value to their clients.
Ask About Licensing and Insurance Coverage
Never use an inspector who isn’t properly licensed in your state and insured to perform home inspections. Practicing without a license is illegal, and inspecting without insurance can expose you to liability if accidents occur on the property during the inspection.
In Colorado, home inspectors are required to hold a state license from the Division of Professions and Occupations. Check that their license is current and valid. Most states require inspectors to carry general liability insurance and errors and omissions insurance too.
Request copies of all active insurance policies and verify that coverage amounts meet state minimum requirements. Having adequate insurance gives you recourse if the inspector overlooks major issues that end up costing you down the road.
Compare Multiple Quotes for Price and Services
Be wary of inspectors who give quotes and make promises without viewing the property. Reputable inspectors will want to conduct a walk-through first to understand the home’s specifics before finalizing details.
Always obtain quotes from at least three different home inspection services in your area. Compare what’s included, the types of reports provided, and pricing, then choose the best value. Be prepared to pay anywhere from $300-$500+ for a professional inspector.
Keep in mind that going with the cheapest option may mean the inspector is cutting corners or rushing through the job. Balance price and service when selecting the right inspector for your peace of mind.
Consider an Inspector’s Experience with Specific Home Types and Ages
General home inspectors have wide-ranging experience looking at all types of houses. However, some properties may benefit from an inspector who specializes in a particular type of home for the most thorough inspection.
- Older homes – Seek out an inspector experienced with older homes built prior to the 1970s. They will be better versed in identifying outdated systems, codes, materials, and defects common in vintage construction.
- Custom/luxury homes – For large custom homes, an inspector accustomed to unique layouts, complex systems, high-end finishes, and specialty features may catch more issues.
- Green construction – Homes touting green construction and energy efficiency benefits need an inspector familiar with sustainability standards, materials, HVAC, water systems, and more.
- Remodels/additions – Major remodels and additions using mixed old/new construction can pose challenges that a specialized inspector can navigate best. They know how new construction should interface with existing.
- Foreclosures/distressed homes – Inspector experience with deferred maintenance, vandalism, long vacancies, and other issues common in foreclosures will prove useful.
Ask About How They Handle Major Issues
While you hope the inspection turns up only minor flaws, the reality is sometimes serious problems are uncovered. Ask upfront how the inspector handles communicating major issues like structural damage, roof failures, contaminated water, knob and tube wiring, asbestos, expensive HVAC replacement, etc.
They should be prepared to explain defects and ramifications clearly without downplaying the severity. You want an inspector who takes health/safety issues very seriously and communicates them urgently. They should advocate on your behalf while leaving next steps up to you once armed with the inspection results.
Don’t Let the Seller Influence Your Choice of Inspector
Use caution if the seller urges you to use a certain inspector they recommend for the transaction. The seller has an interest in ensuring the inspection goes smoothly and that few issues come up.
While the recommended inspector may be competent, it’s generally wise to pick your own inspector independently to avoid any conflict of interest or bias. Or, use both the seller’s suggestion along with your own separate inspector for dual inspections. Having two sets of eyes can provide greater confidence.
The key is using an impartial inspector without any incentive or loyalty to the seller. Their allegiance should lie solely with you as the buyer.
4for the More Experienced Inspector
If you’re stuck choosing between two inspectors, all else being equal, lean toward the one with more years of experience in home inspections. The breadth of homes and issues an inspector has encountered over many years provides a distinct advantage.
Their expertise and eye for detecting problems will likely be superior to someone newer to the field. They will have seen rare defects and handled challenging inspection scenarios that a novice may miss.
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That said, an experienced inspector charging much higher prices versus a new but competent inspector may not make financial sense. Try to find the ideal middle ground based on your budget.
Trust Your Instincts Choosing the Right Inspector
In the end, the ideal home inspector comes down to your gut feeling during communications. You want an inspector who listens to your concerns, is patient answering questions, and clearly explains their process. Never feel intimidated or unsure about what will happen before, during, and after the inspection.
Have confidence that the inspection will be thorough, ethical, and provide maximum value. Seek out real estate inspection services in Denver with sterling professional reputations for delivering inspections that offer true peace of mind.
With a quality professional home inspection in hand from a trusted inspector, you can proceed confidently with one of the most expensive, emotionally-charged purchases of your life. Knowing your new home’s true condition lets you make an informed decision about the property and negotiate repairs with the seller from a position of knowledge. Investing in a comprehensive home inspection helps ensure your new abode doesn’t become a financial nightmare.
So take your time, do diligent research, get references, and find the best home inspector possible. Having the right inspection performed by a diligent inspector can potentially save you thousands of dollars in hidden problems and make home ownership a pleasure.