almagh: "...We then hired a certified EIFS inspector ($1500). He produced a 20 page report and identified 60-80K worth of needed repairs.... ... Believe it or not, the EIFS inspectors position is that the EIFS is in "very good" condition. He said that it was installed properly and should last as long as siding or brick when the issues are fixed. The reason for the high cost is that there are 90+ windows and dozens of places to fix the flashing...." Thanks for the clarifications. First things first; unfortunately, VA does not even require that HI's be licensed or even certified...certification is "voluntary". Therefore, my guess is that an "EIF's" inspector is not regulated in any way at all. That said, if EIF's guy actually has stated that the EIF's was installed properly...but at the same time states that due to improper flashing, repairs could amount to 80K, he is contradicting himselfÂÂthe ultimate oxymoron, with the moron being the EIFÂs inspector for even making such a ludicrous statement. Did he actually put that in writing????? His entire report is suspect in terms of credibility. As far as authorization goes...as such, if he didn't get it in writing...there is no argument...as his COE dictates confidentiality...the onus is on him to PROVE that you waived it...via a written release of some sort. You could of course report him to all of the "professional" organizations of which he is a member...but, IMOÂÂ.at most he will get a slap on the wristÂ...if at all....and he knows it...which is why he has zero motivation to behave otherwise. So...bottom line...you have a house that needs at minimum 80K in repairs...which will I assure you cost far more as Mr. EIFS has no way of knowing for sure how far the damage has spread...or, how much it will ultimately cost in total to repair...as well as remediate any and all mold that will most likely be revealed. You have a seller who is attempting to deceive you in terms of the scope of the problem. You have a house that is clad with a finishing system that has horrendous resale value...due to the problems sited with this house...and more. AndÂ..you have an EIF's inspector who is either an idiot or a con man....or both. Bottom line...run...at warp factor 10...from this house as far as you can.....NOW. See below: Here is a link that might be useful: EIFS, Mold & Michael Jordan

Illinois requires HI's to be licensed. That said, be aware that the professional organizations listed above will list a home inspectors even if they have no license to practice in the state in which they are listed...which says quite a bit about how much the organizations judgment can be trustedÂ.so best bet, donÂt even waste your time on their websites. That said; ask for referrals from family...friends...and your attorney. Once you obtain the namesÂÂcheck to see if they are licensed and if they have had any disciplinary actions against them.. From there on focus on the type of inspection.......and not the cost. Do not fall for the "same day check list report'...as it serves the HI ...and not the buyer. Such reports are the least informative...with only the very basic info...and generally result from a speed focused inspection, as opposed to a thorough inspection. Choose an HI who provides full narrative reports...not boiler plate...with digital photos...who carries errors & omissions insurance, which is not required in your state...but responsible home inspectors carry it in case they do miss something...this insurance provides the buyer with recourse....and...check references. An average house of average size should take at minimum 2 1/2 hours to inspect...anything less...and you are not getting what you deserve. Last but not least, you get what you pay for...so, as enticing as the low ball price may be...when you consider the money you will have on the line with buying a home, the penny wise pound foolish adage will most likely come back to bite in the end. Here is a link that might be useful: Illinois Licensee Look Up

Although there is nothing inherently wrong with the RE wanting the HI name and phone number, IMO, they should explain why it is needed. RegardlessÂ..it is your choice as to whether or not you wish to provide that infoÂunless doing so is required either by law in your state, or by the language contained in your purchase contract. In any state where the HI profession is regulated, invariably a home inspection for the purposes of a RE transaction are not valid unless conducted by a licensed individual. In addition, in some states such as NJ, a REA or RE broker is not considered to be the legal representative of the buyer in terms of the home inspection; only an attorney licensed to practice in NJ is the legal rep.......as such, there is no reason for the REA to have the HI report...as they can't negotiate with the seller on the buyers behalf in terms of issues pertaining to the inspection. That said, even if the REA can do so in your state, it is unwise to allow anyone but a licensed RE attorney to do so...as their documented knowledge of RE law is far vaster, and as such they are far better positioned to protect your interests. Last but not least, just as a point of reference, allowing the HI to give the REA the report can work against your interests...as the info may get to the seller before you have a chance to decide what course of action you prefer. The seller can them elect to make repairs that may not be quality repairs...negating your option to request a price reduction instead in order for you to have the work done by contractors of your choice and thereby having the best chance to assure repairs are made to your standards. As such, many of the wiser HIÂs have stopped this practiceÂas it is frowned upon by the E&O insurersÂand in this day and age of email, if the buyer wants the REA to have the report, they can just forward it on to them as soon as they receive it....Âno need for the HI to do so whatsoever. Last but not least, you really should be at the inspection, as this is the best way to understand the deficiencies foundÂ...if any.

Wow, Mary, I'm so sorry that happened to you! I think I read about your problems over on the manufactured homes forum, or was that someone else? My ex and I bought a stick built house in 1988 in Sacramento. A home inspection was, of course, required. A couple of weeks after we moved in, I happened to be in the backyard while hubby was showering. I looked over and saw water just gushing from the window sill and coming down the exterior of the house like a waterfall. It cost a little over $10,000 to fix, and was only that little because our new neighbor loved fixing things and had every power tool known to humankind, lol. It took a month of weekends for hubby and neighbor to fix it. We sued the home inspector and recouped all our costs plus punitive damages, which we split with neighbor guy. Good thing ex is an attorney! :-) Thanks for the advice, Chris. It looks like ~$300 is the going price, and in the grand scheme of things, I think it's worth it if, as Steph recommends, I find someone with experience in manufactured homes. In this case, the inspector doesn't have to please any realtors, sellers, or buyers. Since I've already bought the house, lived in it as a houseguest with my friends for the entire month of September, and know everything my friends know about the house, I can be very specific about what I want her to look for. As Chris said, it will be helpful for prioritizing. I'm hoping to refurbish the entire house top to bottom. I have an eight to ten year plan. I love a good ten year project! I started going back to college in 2007 and hope to graduate with my PhD in 2017--a ten year project, haha! (I'll have had 13 years of higher education! You'd think I'd know something by now, haha!) I have a list of what I think are priorities, and rough estimates of what everything will cost. My first project, next September, will be an asphalt driveway and carport. Because of my mobility disability and the necessity of using a walker, and because I can't get soaking wet entering/exiting my home and car, a dry, smooth surface and dry carport is a necessity before next winter. I'm going to replace all the electrical wiring and plumbing regardless of current condition, only because they're original to the house and will need upgrading at some point anyway. I'm also redoing all the floors because they're hideous, lol, so while I'm at it, I'll do all new floor insulation. There are no leaks, and I had the roof snow coated in October, which is guaranteed for ten years. So a new roof is down lower on the priority list, but still in the ten year plan. I'll blow insulation into the "attic" when I do the roof. The siding and skirting are much newer than the house and are in beautiful condition, so replacing them would be almost last on the list. The gut remodel of the kitchen/living room, major remodel of both bathrooms, and closet systems and cosmetic touch ups of the bedrooms will be in the middle, somewhere after electrical, plumbing, and floors, but before roof and siding. It's a ten year project because I'm paying as I go, in cash, as money becomes available. That's MY plan. I want the home inspector to tell me if my priorities are right or if I need to do something sooner rather than later. The yard will be an ongoing project. I've figured out how to do an aesthetically pleasing yard using various kinds of rocks, drought resistant plants, and ornamental grasses, for very, very little money and very low maintenance.