Independent home inspectors

16 years ago

Independent meaning hiring them on my own. I'm sure many of you did the same thing. My gc is having a home inspector come out next week. My DH and I have our own scheduled for Thursday of this week. Everything is going well right now, my punch list has 75 items so far, most of which is paint and drywall stuff. I won't go into detail but suffice it to say this has been a tough road with the gc. He has a hair triggered temper, and I am exhausted in the true sense of the word. I know in my husband's business, he encourages people to get a second opinion. I just don't know what to expect.

What did you do? Did your gc have an inspector that essentially worked for him and then you got an independent inspector? It isn't cheap, $1075 dollars. We think it is money well spent. I am just looking for all of your vast experience. Also, if any builders, like worthy, would chime in and give me your opinion I would be grateful. Do your clients get their own inspectors and if so does it upset you? If you got your own inspector, how did your gc react? I feel like an abused person who is trying to anticipate the next shocking outburst, and that is only a very slight exaggeration.

Any input is appreciated. Thanks in advance.

Amy

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Comments (13)

davidandkasie
16 years ago
well, i hav ento built but i did buy. my realtor tried to get me to use "their" inspectors and i told her to shove it. i hired one myself.

if it were me, i would tell the builder you are NOT going to pay for his inspector. if you must pay you want YOUR guy.

over 1k is high to me. we paid less than 400.00, but then again that was for an existing home inspection, not for a new construction so it may be right. with new construction he can have access to many other things that our inspection could not.
ehoops
16 years ago
I don't have any insight for you other than to say that I'm interested in the responses as well. Our contractor is no longer on the job and we're going to act as owner/builder to finish our house. We consulted a laywer last week and he suggested getting an independent home inspection. good luck.
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A home inspector is the wrong trade to employ for this. They typically do not receive enough training to do the more in depth job you're seeking. I'm with Sierraeast on this. You need an on site construction supervisor who reports to YOU and a retired builder would be the perfect individual for this role. However, this will completely ruin a probably already strained relationship with your builder. If you are already doing on site inspections and have some minimal construction knowledge, there is nothing wrong with you assuming the role of quality control. If you feel you can't be objective, hire the consultant. Be prepared for a nasty fight though. Because some of the issues you will raise are "value judgement" issues, rather than having a black and white solution. "Poor quality" to you may be "builder's quality" to someone else and be perfectly acceptable, though not ideal, in their eyes. It will all come down to how your written contract is worded. For instance, if all it says is "walls painted with 2x colors" and doesn't define whether the job be rolled or sprayed or how many coats or what type of primer, then you objecting to a thinly sprayed builder grade job is not going to get you anywhere. The wall is "painted". Just not to your standards.
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sierraeast
16 years ago
There is no reason for your builder to have "his" inspector look at your project. It is in your best interest to find a reputable inspector who will be un biased and neutral between you and your g.c. If it upsets him, it shouldn't,if things are done right, he wouldn't have any reason(s) to sweat it.
kelntx
16 years ago
I agree with sierraeast. If he has nothing to worry about he should not care if you get your own inspector. I would get your own inspector for sure. Money well spent.
lyfia
16 years ago
We have our own. He was supposed to do the final inspection today. We haven't heard anything yet. We've had a couple of inspections before that.
sue36
16 years ago
I have never heard of a GC having an inspector. I don't really see the purpose. He needs someone to uncover mistakes? More likely he is trying to cover his legal behind. $1075 is crazy unless that is a huge house.
amyks
Original Author
16 years ago
Thanks for the responses, please keep all opinions coming. Sue36, it is a big house, I will call them tomorrow and ask specifically, I'm pretty sure they base their fee on square footage. I agree completely, $1075 is crazy. I've seen this particular home inspection company in action with my future neighbor. They are extremely thorough. But yes, ouch on the cash.

Amy
kats
16 years ago
Amy,

I hired a home inspector when my son bought his first home and thought it was well worth the money. On the other hand we didn't do that for our home and most like will not. Our GC is a very good builder....just slow as molasses... which means he's also a very lousy businessman.
Fast forward.... GC moved to Texas the minute we moved in and guess what? He's now a home inspector! Said he changed professions b/c he didn't make any $$$ on either our home or another he was building at the same time. I'm going to say it was a WISE decision.....
amyks
Original Author
16 years ago
Well, my DH told our gc this morning that we will have a home inspector come out at our expense just to have another set of eyes. As expected, the gc did not take it well AT ALL. He as usual became beligerant and rude to my husband, he said he was offended, and that it was a matter of trust. My DH tried to explain to him that this is a huge investment for us and we just wanted another set of eyes. It isn't that we feel anything big will be unearthed. The gc told my DH that he'll take a look at the inspector's findings and let us know what he will and will not fix. Then he stormed out of the house and left. I.cannot.wait.until.this.is.over.

I wish worthy would chime in.

Amy
kats
16 years ago
"The gc told my DH that he'll take a look at the inspector's findings and let us know what he will and will not fix".
Wow, that doesn't bode well does it? With comments like that I feel even stronger that you need an independent. Amy, again make sure you are documenting EVERYTHING you do b/c you might need to take this rude jerk to court.

Makes a person wonder what ever happened to decent pay for a decent days work?
sierraeast
16 years ago
A quality minded builder such as worthy im sure would not object to you hiring your own inspector. Worthy's expertise and knowledge of the build allows him to spot and take care of any problems as they arise in an orderly fashion, therefore he more than likely does not require his own inspector. The fact that your g.c is wanting to provide his own suggests inexperience on his part. It never hurts to have another "set of eyes" but that should be the responsibility of the client to get their own inspector without worry of "dissing" the g.c. A good g'c would actually recommend that their client take this action unless they have something to hide or they just simply have an enormous ego which should not play into a build.
kelntx
16 years ago
Wow Amy, I would want it now more then ever. I trust our builder very much but still, it is a huge investment and you have every right. Gesh, I bet you will be glad when it is over. Our builder has made this experience really really good. He is very easy go lucky and anything I have ever asked of him he has never said a word. If only he would find another electrician....*sigh*.......
lyfia
16 years ago
Our Builder had no issue at all with us having an inspector that we are paying. We just got the report and it was sent to the builder too and they are there trying to fix our list and the inspection list right now. Not much came out of it, but a few things such as electrical GFCI connections, a loop on DW drain line. Electrical isn't done yet.

However there was one big one. The Hood Exhaust wasn't vented outside. I don't like attics and don't go up there and DH didn't notice it either.

Independent home inspectors

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