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How to find a great home inspector in your area

One of the most common questions that I get from out-of-town readers is "How can I find a great home inspector in my area?"

I want to start this off by covering the most obvious stuff; getting a personal reference from someone you know and trust is best. If you know and trust your real estate agent, go with their recommendation for a home inspector. If you have a great real estate agent, they'll have a great home inspector to recommend. This is what they do for a living, and their job is to work in your best interest. While many home inspectors like to complain about sleazy real estate agents only recommending semi-incompetent home inspectors who won't "kill the deal," I've also heard plenty of home inspectors around the country essentially brag about what horrible customer service they give. There are good and bad folks in every industry.

If your agent gives you the names of three home inspection companies, they're probably doing this because they don't want you to sue them for a bad home inspection; not because all three inspectors are equal. Ask your agent, off the record, who they would use. If they say it's a tie or they won't commit to one, read on.

Step One: Read Reviews

Assuming you don't have a great personal reference, the next logical step is to hire the company with the largest ad in the yellow pages, or has taken the bold move of calling their company AAA Home Inspections or Aardvark Home Inspections.

Or you could search online. If you want to find a great home inspector, start by comparing highly rated home inspection companies. By highly rated, I'm thinking of companies with great reviews on Google, Yelp, and Angie's List. *

* There are other web sites that allow you to see ratings for home service providers, but the way that these service providers get work, and therefore get rated, is by paying money for every lead they get.  I truly believe that the best home service providers don't need to use these services, so are not listed in their rating system.  I'm not going to say what web sites these are, so don't ask :-).

Great reviews are great, but it's also nice to look for bad reviews. If a business gets a bad review, hopefully they respond to it. Their response will give you a lot of insight into what kind of company they really are.

Also, one little trick with Yelp is to go to the bottom of a company's review page and look up the non-recommended reviews. It seems as though about 40% of Yelp reviews show up in the non-recommended section.

Non-recommended reviews on Yelp

Step Two: Read Sample Home Inspection Reports

Once you've found what you feel would be a great home inspector based on online reviews, go to their web site and read a sample report. If they don't have a sample report available, I'd seriously re-consider hiring them. Short of actually attending several home inspections, reading reports is the best way to compare different home inspectors. It's a little bit more work to do this, but if you weren't willing to put in a little extra time researching your home inspector, you probably wouldn't be reading this.

The best home inspection reports have several things in common:

Photos –  Every home inspection report should include photos.

Easy to read –  You shouldn't need a legend to figure out what the inspector is trying to say. Home inspection reports should be easy to understand and shouldn’t need someone with industry knowledge to interpret them.

Complete – home inspection reports should contain three basic components when addressing an issue: what the issue is, why it’s an issue (if not obvious), and what should be done. For example, if a water heater had a pressure relief valve that was plugged off on the end, a great home inspection report might say

“The pressure relief valve discharge tube had a cap attached to the end, which will prevent the valve from functioning; this could cause the tank to explode if the water heater malfunctioned. Have the cap removed.”

A weak inspection report might say

“Capped relief pipe needs repair”

Both of these descriptions address the defect, but the first description is obviously a far superior description, and lets the client know why this item needs repair.

Disclaimers kept to a minimum – Many home inspection reports are filled with CYA verbiage that is focused on explaining away why the home inspector couldn’t see this or why they couldn’t inspect that. This isn’t helpful to home buyers, and when there’s too much of it, it starts to sound ‘weaselly’. Nobody wants to read through a list of stuff that wasn’t inspected. That list belongs in the contract or the Standards Of Practice.

Realistic recommendations – This one is huge. Many home inspection reports are filled with recommendations for further testing and further inspections to the point where it gets absurd.  Mold testing? Asbestos testing? Lead testing? Sewer scans? Plumbing inspections? Electrical inspections? When I see recommendations for all these other inspections, I get the feeling that the home inspector is only concerned about not getting sued; they’re not nearly as concerned about providing great service.

Confidence – this one is a little harder to define, but it’s really what sets asides the rookies from the experienced home inspectors. Anyone with the most basic understanding of a house can observe an abnormality, call attention to it, and recommend a second opinion / further inspection. With knowledge and experience comes the confidence to say that something isn’t a problem.

Once you've read a through a number of online reviews and sample inspection reports, you should begin to have a clear idea of who the right inspection company will be. You'll probably have to spend more money to hire this company, but you won't regret it.

Author: Reuben SaltzmanStructure Tech Home Inspections


What's the life expectancy of a cedar roof in Minnesota?

This is a guest blog post by Steve Kuhl, of Kuhl's Contracting.

In the past 25 years I’ve inspected somewhere in the neighborhood of 9,000 cedar roofs in the Minneapolis area. In that time I’ve seen just about every conceivable type of wood roof and the variables that factor into how long they last. This post discusses the basic components of a cedar roof, the different material options available and what sort of lifespan one can realistically expect from each.

First things first. The point of all of the wood on a cedar roof system is simple. It’s there to protect the underlayment (i.e., tar paper or felt). The wood is not there to waterproof the structure below, despite what most homeowners believe. Water is, in fact, able to get between and under shakes and shingles in many circumstances such as wind-driven rain. The tar paper is what keeps a home dry. The purpose of the cedar roofing is to protect the underlayment from the harsh elements, specifically wind, rot and the sun. Very few of the roofs I’ve inspected over the years have failed because the wood itself is damaged. Failure — that is to say, leaking — occurs when the underlayment is compromised. The most common form of damaged underlayment is caused by UV damage. Here is a link to an interesting case study on my web site that discusses this topic: What Really Kills Most Cedar Shake Roofs.

Open keyways on a hand-split cedar shake roof.

Approximately 90% of the cedar roofs in the Twin Cities are hand-split cedar shakes and 10% are cedar shingles. The difference between medium and heavy hand-split shakes is the thickness on the butt edge, with mediums averaging 1/2”-3/4” and heavies averaging 3/4”-1”. Cedar shingles have an average thickness of 5/16”. For the sake of simplicity, I’ve included taper sawn shakes under the shingle category because they are essentially just a cedar shingle on steroids (longer and thicker). Tapersawn shakes, which range in thickness from between 1/2”-3/4”, are becoming more and more common but still represent a very small segment of the market. For more details on this topic, click the following link for a comparison of cedar roofs in Minneapolis.

There are two very basic identifying characteristics that tell us if we are looking at a cedar shingle versus a cedar shake. Again, for the sake of keeping this discussion simple, shakes have split faces (appear rough and irregular) and shingles have sawn faces (appear smooth). The second identifier is the exposure, or course spacing of the material. Shake roofs typically have a 10” exposure and shingle roofs have a 5” exposure. Taper sawn shakes confuse everyone because they can have exposures from 5” to 7” to 10”.

My experience with cedar roofs has given me a unique perspective on how long cedar roofs should last in our climate because I get to inspect roofs that range from new to 30 years old, or more. I’ve long since ignored the manufacturer's claims about cedar roof lifespans because I’ve been a first person witness to what actually occurs here in Minnesota over the arc of time. It’s not uncommon for me to inspect the same roof over 10 or 15 years for multiple home owners of the same home, giving me a long-term perspective on how they age.

Based on my experience, here are what Minnesota homeowners can expect relative to the longevity of the cedar roofs on their homes, assuming there is no history of maintenance.  Cedar shingles will last 18-22 years, medium hand-split roofs will last 19-24 years, heavy hand-split roofs will last 25-30 years. Variables such as the tree coverage, the amount of sun that hits the roof and the quality of the labor and materials used for the install all factor significantly into how long a cedar roof will last. Probably the most important variable, however, is the maintenance history of the roof. If it has been maintained through occasional repairs, cleaning and wood preservation, the lifespan can be increased significantly. The process of cedar roof maintenance, or restoration, can range from a very good investment to a total waste of money, depending on the condition of the roof being considered and the quality and integrity of the company employed to do that work. Put simply, many roofs are not worth taking care of in any way while others can benefit greatly from some TLC. I will describe the cedar roof restoration process and the parameters for defining what roofs are good candidates in an upcoming blog.

How long cedar roofs last in Minnesota

Cedar roofs continue to be a great choice for the discerning home owner who wants a roof that has a great balance between affordability and architectural character. There is nothing else on the market that can provide as much beauty and performance as a cedar roof, and because the materials are harvested from managed forests and can be fully recycled upon disposal, cedar also is arguably one of the greenest choices around. In general, it remains the best choice for mid to high value homes when aesthetics are a primary concern.

Author: Steve Kuhl, Kuhl's Contracting

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