Scheduling Your Inspection

Prior to making an offer on a home:

1. Include an inspection clause in your purchase agreement. Give yourself enough days to get and complete your home inspection, (typically 5 to 10 business days is enough time to schedule an inspection, but holidays may still cause problems).

2. Perform your due diligence in finding and scheduling a good inspector. Many people ask friends and relatives for referrals of good a "good" inspector.  We recommend following a tried and true method to get the best through these: Tips

3. Review the wide variety of inspectors. Look at their professional standards and more importantly what they will not report to you such as: old components, safety concerns, and repair costs that fall below their arbitrary threshold which could be as high as $2,500 per occurrence or component.  $50 to $100 would be more acceptable as multiple small costs add up to big cost..

3. Determine who are the best inspectors by looking at the thoroughness of their advertising information, their qualifications, What they will report to you, and their experience and professional association membeships, (ASHI vs NACHI or NAHI). We recommend following a tried and true method to get the best through these: Tips

4. Call for prices. Many inspectors need to know the following information to give you a firm quote:

   In how many days and what time of day will you need the inspection? 

   In what community is the property located in? 

   Roughly, how many square feet is the home? 

   Roughly, what year was the home built?

   Is there a basement or crawlspace under the home?

   Are there any additional buildings to be inspected? 

   Are any of the utilities turned off, (water, gas, electricity)?

    Is the property in good or poor condition?

   Is the property occupied?

   Is there anything unusual about the property?  

  Additionally, others will want to know the name of the real estate agent who referred you, or where and how you found the inspector and the inspector's phone number.

Inspection prices will vary greatly among even the best inspectors. A 2,000 square foot home in Southeast Michigan will receive quotes from $195 to $425 for a typical ASHI home inspection with most being in the $300 range, (2007 dollars). 

When your purchase offer is accepted by the home seller:

1. Immediately call and schedule your inspector.  The inspector will need to know:

    Your name and an emergency phone number needed to reach you.

    The street address and city of the property to be inspected

    The major nearby cross roads.

 Clients who cannot attend the inspection typically need to pre-arrange payment. Many inspectors now charge a $25 fee for cancellations made less than 24 hours before the scheduled inspection. 

For your convenience, our phones are answered from 8 AM to 10 PM. You can also leave a message. 248.224.0258 and ask for Jerry).  Note: Better inspectors have schedules that book up quickly.  You probably will not get the inspector you desire on short notice, but try.  Sometimes there are cancellations.  Late afternoon and weekend inspections book quickly, so plan ahead.

    Join the inspection. By attending the inspection, you can see and ask questions while visiting the property. 

    Schedule the inspection.  For your convenience, AawfulPicky.com home inspections has bright - modern lighting equipment to perform thorough inspections either day or night.  Be certain to coordinate the inspection with the landlord, renters, and/or real estate agents so that you and your inspector are not locked out. Keep in mind that either the sellers, or their or your agent will typically need to be on site during the inspection.  You therefore need to make advance arrangements.  Rental situations may make scheduling more difficult because renters or their pets may be present or may make the property unavailable.  

    Request, before hand, that the sellers turn on all the utilities and that any appliances included in the sale be operational and in safe working order. Access needs to be available at all entry ways, hatches and covers to the crawlspaces, basements, attics, electrical panels, furnace, roof, and chimney clean outs. The home owner needs to identify anything dangerous or items explicitly not to be inspected so as to prevent damage or injury.  Also, if a septic system inspection is contracted for, the sellers need to identify the location of the clean outs and the field, and provide any installation, cleaning or inspection receipts or other helpful information regarding the system.

    Obtain the Seller's Disclosure formThis form is required in Michigan and failure to receive it from the seller typically provides you certain additional rights to cancel the purchase. Review it and be sure it is signed by the seller for your own protection. To protect your rights, obtain legal council if the document is denied or items are intentionally left blank.

    Obtain any association by-laws and deed restrictionsThe By-laws agreement controls what the association members may do on their own property or community property.  It defines your rights and obligations.  The deed may likewise have restrictions and obligations. Obtain legal council if needed.  Many inspection findings cross between home owner responsibilities and those of the association.  Association living can be the best or worse living arrangement depending on the by-laws and whether you like the association or not.

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