Due to the fact that many home inspectors compete for business by focusing attention to their advertised low fees or free promotions, most people think fees are the only differentiating factor among inspectors. What if someone answered the phone and said: "I'm the newest, least experienced inspector, I provide a hard to read, hand written checklist with no photos and the only way I can get business is by charging less than the other inspectors." Okay, you won't hear that actual statement, but what is an inspector really saying when he states: "My home inspection fee is lower than other Massachusetts home inspectors" or "I'm having a Seasonal Special". Do professionals in the top of their field try to attract clients with low fees and free stuff?
How a $750 home inspection can be cheaper than a $300 oneYou've spent months searching for the place you will call home, but how much time have you spent researching the MA, NH or Maine home inspector that you will place your trust in? What are the inspector's qualifications and inspection experience? Be aware: Some inspectors claim years of experience in home related services, but 25 years of being a carpenter, plumber, electrician, real estate agent, builder, architect or even an engineer does not qualify someone to be a home inspector. What kind of testing equipment will the inspector be using? Is the inspector using a $3 dollar outlet tester or a $300 circuit analyzer? What kind of report is provided? Have you viewed a sample report? Does it include photo documentation? If you think the best home inspectors are too expensive, look how expensive the low cost inspectors are: Items that low cost, inexperienced home inspector failed to report.
Have you verified that the inspector has a valid Massachusetts Home Inspector's license or if there are any complaints against the inspector?
When asking about home inspection fees, bear in mind one price should not fit all houses. The size, style and age of the property should all be part of the fee determination (old, large houses should take longer to inspect than small newer ones.) Be aware: Some home inspection companies state their fees run from $200 to $300, however, these "low" fees are based on an inspector doing 2 or 3 inspections per day and completing on-the-spot checklist type reports.What kind of inspection report do you get from an inspector who does 3 inspections per day? Click to view 3 pages of a $300 inspection report. (These documents were scanned and converted to a.pdf file. None of the scanned pages have been altered, these are exactly what the client received.) Having a hard time trying to understand the handwritten comments on those pages? Do you see any inspection photos?
Brochures from "low cost" MA home inspectors can be found in many real estate agency offices, but do you think real estate agents would actually use one of those inspectors for their own home purchase? If a thorough inspection, full narrative report and photo editing of an average size home takes 5 to 6 hours, (not counting travel time) how "thorough" is the inspector who does 3 inspections and reports in one day?
What's the alternative to a cheap, practically useless inspection and handwritten checklist report?Click to view sample inspection report from a $595 inspection.
Click to view sample inspection photos 1-6 included with report
Click to view sample inspection photos 7-12 included with report
Money: Let's put home inspection fees in perspective: If you're buying a $500,000 house and the inspection fee is $750, that's less than .0016% of the cost of the house! Most real estate agencies charge 3.0% to 6.0% to sell a house, that would be $15,000 to $30,000 for a $500,000 house! The cost of a MA home inspection is a bargain, even if you paid $1,600 for the inspection. If the owner of a house is willing to pay a real estate agent $15,000 to $30,000 to sell the house, is $750 too much to pay to find out the true condition of the property?
The real value of an inspection and report should be measured by its usefulness. A home inspection report should fully inform a prospective buyer about the property condition. It should help the buyer make an informed decision about purchasing (or not purchasing) the property. See what some clients of Able Home Inspection, Inc. have said about their home inspection experience.