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By Angie Hicks

A good home inspection will alert you to problems with what you think is your dream house; a bad one could cost you hundreds – even thousands – of dollars down the road. Follow these 7 steps to get the good inspection and avoid a bad one.

Home inspection is a key step in the home buying process. A thorough one will alert you to problems. A bad one could cost you hundreds – even thousands – of dollars down the road.

A nationwide poll of Angie’s List members found that 30 percent of respondents were victims of home inspectors who didn’t find major problems – which included mold, asbestos, termites, leaking roofs – and a rat infestation – with homes they were thinking of buying. More than a third of the inspections cost more than $300, and most took between two and four hours to conduct.

In addition to talking to members about inspection “misses,” Angie’s List talked to home inspectors about “hits.” In Denver, an inspector found a section of a home being held up by a car jack. A Charlotte inspector discovered sewage backing up into air conditioning vents. A Portland inspector found a skeleton in a home built on an Indian burial ground.

The cost of an inspection depends on a number of factors including the size of the house, its age, and other services such as septic and radon testing. Because inspections are typically the “last look” a buyer will get before making what will be their largest single investment, it’s important to find a qualified, experienced and reliable professional who is going to do a comprehensive inspection that you can rely on.

Drawing on the real-life experiences and feedback from more than 600,000 members in 124 U.S. cities, as well as insights from highly rated professionals in the field, Angie’s List offers seven steps to find a quality home inspector.

1. Do your homework: The home inspector industry is not regulated in some states, so proof of professional membership may be your best indication of an inspector’s qualifications. Check your home inspector’s credentials. Ask to see proof of state certification or proof of membership in either the National Association of Home Inspectors (NAHI) or the American Society of Home Inspectors (ASHI). Angie’s List can provide you with experiences other members have had with local home inspectors.

2. Look for experience: Both NAHI and ASHI require a minimum of 250 inspections. Your best bet is likely with someone who’s performed at least 1,000 inspections and has three-to-five years of full-time experience.

3. Require insurance. Require your inspector to have general liability and errors and omission (E&O) insurance. Review the physical proof of coverage before you hire.

4. Get involved: Your attendance at the inspection is not required but it’s a good thing to do so you can ask questions about areas that need repair. Typically, a home inspection takes about two to four hours.

5. Know what to look for. Inspectors should look for structural problems; roof damage; fire hazards, such as improperly vented chimney flues; electrical safety issues, including old wiring; and problems with plumbing and major appliances, like the HVAC system and hot water heater.

6. Review the inspection report: Many inspectors provide the report the same day as the inspection. The report should be thorough and easy to understand. If the inspector notices problems with the house, it doesn’t mean you shouldn’t buy it – you’ll know in advance what to expect and the seller may agree to fix those repairs.

7. Age doesn’t matter: Newer homes can have just as many problems as an older home. If you are building a home, inspections at key points during construction should be a part of the process.

Angie’s List is where consumers turn to get the real scoop on local contractors and companies in more than 280 different categories. Get more information and consumer tips at www.angieslist.com or call 1-888-888-LIST

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