Does a home inspector reinspect to verify repairs after the inspection?

Friday, May 1, 2020

Most home inspectors will reinspect to verify repairs if requested by a homebuyer. It is not a required service by the Standards of Practice of the two national home inspector associations, ASHI and InterNACHI, or any state standards. There is an additional fee, which varies according to the length of the repair list. We don’t do them too often, and try to discourage coming back to the house again for three reasons:

  1.    Seller has zero incentive to do repairs correctly, use a qualified professional, or make sure all of them get done. It is usually better to get a credit for repairs than have the seller make them. This is what most realtors recommend.

  2.    If a reinspection shows that more work must be done or it was not done correctly, this may delay the closing. Or the buyer may have to choose between closing on time and getting all the repairs done. Both sides of the deal are aggravated.

  3.    A receipt from a licensed contractor is sufficient for many repairs.

    If you do decide to request repairs by the seller, we recommend the following:

•• Specify a completion and reinspection date far enough before closing so that, if additional work must be done, there is time for it. If the repair list has a dozen or more items, it is extremely likely one or two of them will be overlooked by the seller or done incorrectly.
    We once had a customer that had the seller replace the roof with a new dimensional shingle roof as part of the repair list. When we were called out two days before closing to inspect it, we noted that the roof was a less-expensive three-tab shingle, which was installed because of “some confusion with the roofer,” according to the seller. The buyer was in a time-crunch, unable to delay closing, and ended up accepting the lesser roof.

•• Be specific in the repair request as to exactly what you want done. Don’t simply say “repair” or “replace."

•• Require that work be done by a licensed tradesperson or contractor, not a handyman. Asking the seller to provide receipts for all work is also a good idea.

•• If the type of work requires a building permit, state that it must have one, with a final inspection approved, and a copy be provided at time of reinspection.

    Also, see our other blog posts What repairs are required to be made after a home inspection? and Can a home inspector do repairs to a house after doing the inspection? and Does a home inspector give cost estimates for repairs? and Does the seller have to make a repair requested by the homebuyer, even if the home inspector did not call it out as a defect?

    Click on any of the links below to read other articles about what is required to be included, or not, in a home inspection:

AFCI •• Air conditioner •• Ants •• Appliance recalls •• Appliance testing •• Attic •• Awnings •• Barns and ag blgs. •• Bathroom exhaust fan •• Bonding •• Carpet •• Ceiling fans •• Central vacuum •• Chimneys •• Chinese drywall •• Clothes dryer •• Dryer exhaust •• CO alarms •• Code violations •• Condemn a house •• Crawl space •• Detached carport •• Detached garage •• Dishwasher •• Docks •• Doors •• Electrical •• Electrical panel •• Electromagnetic radiation •• Fences •• Fireplaces  Furnace •• Garage door opener •• Garbage disposal •• Generator •• GFCIs •• Gutters •• Ice maker •• Inspect in the rain •• Insulation •• Insurance •• Interior Finishes •• Grading & drainage •• Lead paint •• Level of thoroughness •• Lift carpet •• Low voltage wiring •• Microwave •• Mold •• Move things •• Help negotiate •• Not allowed •• Outbuildings •• Paint •• Permits •• Pilot lights •• Plumbing •• Plumbing under slab •• Pools •• Questions won't answer •• Radon •• Range/cooktop •• Receptacle outlet •• Refrigerator •• Reinspection •• Remove panel cover •• Repairs •• Repair estimates •• Retaining walls •• Roaches •• Rodents •• Roof •• Screens •• Seawalls •• Septic loading dye test •• Septic tank •• Sewer lines •• Shower pan leak test •• Shutters •• Sinkholes •• Smoke alarms •• Solar panels •• Specify repairs •• Sprinklers •• Termites •• Toilets •• Trees •• Troubleshooting •• Wall air conditioners •• Walk roof •• Washing machine •• Water heater •• Water pressure •• Water shut-offs •• Main water shut-off •• Water softener •• Water treatment systems •• Well •• Windows •• Window air conditioners •• Window blinds •• Wiring 

 • • • • • • • • • • • • • • • • • • • • • • • • • • • • 

  To learn more strategies for getting the best possible home inspection, here’s a few of our other blog posts:

How can I make sure I don't get screwed on my home inspection? 

How thorough is a home inspector required to be when inspecting a house?

Should I trust the Seller's Property Disclosure Statement?

Can I do my own home inspection?

How can homebuyers protect themselves against buying a house over a sinkhole? 

The seller gave me a report from a previous home inspection. Should I use it or get my own inspector? 

If we already looked at the house very carefully, do we still need a home inspection?

    To read about issues related to homes of particular type or one built in a specific decade, visit one of these blog posts:

What are the common problems to look for when buying a 1940s house?

What are the common problems to look for when buying a 1950s house?

What are the common problems to look for when buying a 1960s house?

• What are the common problems to look for when buying a 1970s house?

What are the common problems to look for when buying a 1980s house?

What are the common problems to look for when buying a 1990s house?

What problems should I look for when buying a country house or rural property? 

What problems should I look for when buying a house that has been moved?

What do I need to know about buying a foreclosure? 

What should I look for when buying a former rental house?  

What problems should I look for when buying a house that has been vacant or abandoned?

What are the most common problems with older mobile homes?

What should I look for when buying a house that is being "flipped" by an investor seller? 

What do I need to know about a condo inspection?

What are the "Aging In Place" features to look for when buying a retirement home?

   Visit our HOME INSPECTION page for other related blog posts on this subject, or go to the INDEX for a complete listing of all our articles.

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