Can I hire a licensed contractor to inspect my potential home?

Californians have choices when they need an inspection before they buy a home. You can hire a licensed contractor or a certified inspector. What is the difference?

A licensed contractor can inspect your home using their knowledge of construction, plumbing and electrical systems. They can assess the general condition of the home. If they identify defects, you can hire them to fix the defects. Before you hire a contractor, contact the California Contractors State License Board (CSLB) to verify their active license.

A certified home inspector is not a licensed construction contractor, but is trained to look at your home. After the inspection, they can offer a report on a home’s defects.

Are home inspectors required to be licensed in California?

No. California is one of many states that does not require home inspectors be licensed. The California Real Estate Inspection Association (CREIA) tests, qualifies and certifies inspectors to meet certification requirements. The organization is voluntary. An inspector’s experience in inspecting homes can vary widely.

How do I find a contractor?

Ask around. Your real estate agent can give you some leads, or check with friends who recently purchased homes. Try reading some reviews. Familiarize yourself with sample inspections. Visit websites using online search. You will find many home contractors with years of experience and excellent qualifications. Ask about liability insurance and warranty time frames of your report. Determine pricing upfront, and seek several estimates before you sign your agreement to have a contractor inspect. It is fine to ask a contractor for references from prior customers. If you have special interests (i.e. prior earthquake damage, a swimming pool and outbuildings, unique historic home issues) seek contractors with expertise in these areas.
A contractor examines and rates defects and maintenance problems throughout the home. Typically this includes:

• Site (Grading, drainage, retaining walls etc.)
• Roofing (Flashings, skylights, gutters etc.)
• Exterior (Siding, trim, chimneys, decks)
• Garage
• Interiors
• Structure Components (subfloors, stairs etc.)
• Plumbing and electrical systems
• Heating and air condition
• Insulation and ventilation
• Built-In kitchen appliances
• Pest and dry rot
• Carbon monoxide
• Local building codes

When the inspection is complete, a detailed report with photographs, concise details of each defect and recommendations for repairs is usually provided.

Who pays for a pre-purchase inspection?

You do. It is part of your due diligence as a buyer to select a qualified contractor to identify potential home defects, large and small. Prices vary – expect to pay $500 to $2,000 depending on the complexity of your inspection. Your investment provides invaluable bargaining power in final sale price negotiations.

What if my deal falls through? Do I still have to pay for the inspection?

Yes. But most sale contracts have a contingency that if the inspection reveals a deal breaker problem you can still walk away from the home. Your contractor has done their job and must be compensated.

What if my home contractor misses a huge problem?

Your contractor is looking for items that need fixing – from a missing window lock to a failing foundation. There are some issues that are difficult to find without opening up the walls. It is possible for defects to go undetected by contractors. If a major defect is identified after the sale of the home and was missed by an contractor, the contractor might be liable for the cost of the repair of the missed defect. This situation requires an experienced real estate attorney.

 

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Mary Catherine Wiederhold

Real Estate Attorney
1458 Sutter Street
San Francisco, CA 94109

Mary Catherine Wiederhold
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