Working With Home Inspectors Reference

Why this matters

Home inspections happen during sales. The inspector's report shapes the deal - buyer may demand repairs, request credits, or walk away. The tech who handles inspector-flagged work professionally helps the customer close the sale + builds a referral relationship with the inspector. This is the field card.

What home inspectors do

Home inspector role:

• Hired by buyer (usually)
• Walks through property
• Checks all systems
• Reports findings to buyer
• NOT a code inspector (different role)
• NOT a contractor
• Identifies issues; doesn't repair

Inspector findings types

Safety concerns:

• Missing GFCI / AFCI
• Improper electrical
• Gas issues
• Trip hazards
• Smoke / CO detectors

Functional issues:

• Equipment not operating properly
• Plumbing leaks
• Roof damage
• HVAC not heating / cooling adequately

Conditions:

• Aged equipment
• Deferred maintenance
• Cosmetic concerns
• Code upgrades (sometimes flagged)

Disclosed observations:

• "Recommend further investigation by specialist"
• "Beyond scope of inspection"
• Flagging for tech follow-up

Inspector report format

Typical report:

• Photos
• Specific findings
• Severity rating
• Recommended action
• Reference to system / component

Many inspectors use software (HomeGauge, Spectora, ISN, etc.) producing detailed reports.

When customer calls you about inspector findings

Customer (seller OR buyer) calls:

• "Inspector said our HVAC..."
• "Inspector flagged the plumbing..."
• Need to address before closing

Your role:

• Diagnose what inspector observed
• Verify the finding
• Determine if real issue OR cosmetic
• Provide estimate for repair
• Make repair (if accepted)

Verify inspector findings

Sometimes inspector is:

• Right on the money
• Conservative (flagging something minor)
• Confused (misidentifying issue)
• Outdated (referring to old code)

Your evaluation:

• Diagnose independently
• Confirm OR refute inspector's finding
• Communicate honestly to customer
• Don't disparage inspector publicly

If inspector right: address it. If wrong: explain factually to customer (provide your assessment in writing).

Common inspector findings (HVAC)

• Equipment age noted (15+ years often flagged)
• Service date unknown (often flagged for "recommend service")
• Filter dirty
• Drainage clogged / unclear
• Refrigerant lines uninsulated
• Condensate drain not visible
• Combustion air inadequate
• CO test recommended

Common inspector findings (Plumbing)

• Slow drains
• Loose fixtures
• Caulking failure (cosmetic but flagged)
• Water heater age (12+ years often flagged)
• T+P relief discharge improper
• Outdoor faucet missing anti-siphon
• Old galvanized pipe (some inspectors flag for replacement)

Common inspector findings (Electrical)

• Double-tapped breakers
• GFCI / AFCI missing where required
• Aluminum wiring (1960s-70s)
• FPE / Zinsco panel
• Open junction boxes
• Improper ground / bonding
• Reverse polarity outlets

Common inspector findings (Roofing)

• Missing / damaged shingles
• Flashing concerns
• Gutter / downspout issues
• Tree branches near roof
• Roof age + condition note

Sales transaction timeline

Inspection happens early in transaction:

• Buyer's offer accepted (under contract)
• Inspection period (5-14 days typical)
• Repair negotiations
• Close (30-60 days from contract)

Tight timeline for tech work; you may have only 1-2 weeks to complete.

Customer urgency

Customer (seller) facing deadline:

• Multiple trades may need to address simultaneously
• Inspector's deadline
• Funding contingencies
• Sometimes desperate

Be responsive:

• Quick estimate
• Quick scheduling
• Communicate timing
• Don't overpromise

Pricing for inspector-flagged work

Standard pricing:

• Don't surcharge "because they need it done"
• Customer's urgency isn't your profit center
• Fair pricing maintains reputation

Sometimes customer wants:

• Minimum scope (just enough to satisfy inspector)
• Full repair (do it right while accessible)

Discuss both options; let customer decide.

What's "code" vs "best practice"

Inspector may flag something as "code violation" when actually:

• Code at time of construction (grandfathered)
• Local code variation
• Inspector's preference, not strict code

Verify:

• Local code authority
• Date of construction
• What's required vs recommended

You don't have to bring everything to current code; some existing conditions are legal.

Communicating with inspector

Generally not your role to talk to inspector. Customer manages.

Exceptions:

• Inspector reaches out for technical question
• Specific clarification needed
• Through customer

If you talk to inspector:

• Factual
• Don't argue
• Provide your assessment + evidence
• Document conversation

Buyer's contingencies

Buyer may have:

• Inspection contingency (walk away if issues)
• Financing contingency (lender requires repairs)
• Repair credit request
• Repair completion requirement before close

Each has timeline. Your work fits within.

Repair vs credit

Customer's options:

• Repair before closing
• Credit buyer at closing (buyer does later)
• Negotiate price reduction
• Some combination

Many customers prefer credit:

• Faster close
• Buyer manages repair
• Less coordination

Your work may not happen if customer chooses credit route. That's customer's decision.

When customer wants partial fix

Customer says "just fix what's required by code":

• Provide minimum scope
• Inform customer of recommended additional work
• Don't push for more than required
• Document the conversation

Customer's choice; respect it.

When customer wants full fix

Customer says "do it right":

• Full scope including upgrades
• Pricing reflects scope
• Quality work
• Customer appreciates thoroughness

Inspector relationships

Inspectors recommend trades:

• "If you need an HVAC tech, I can recommend..."
• Some have preferred lists
• Build relationship for referrals

To get inspector referrals:

• Quality work
• Fair pricing
• Honest assessments
• Respect for inspector's findings
• Reliable communication

When buyer hires you

Buyer (new customer):

• Just bought home
• Inspector's report identified issues
• Wants pricing for repairs
• May need to coordinate with seller (via real estate)

This is opportunity for new customer relationship.

Specific scenarios

Customer planning to sell in 6 months:

• Pre-inspection (customer hires inspector before listing)
• Address issues proactively
• Smoother sale
• Some customers do this

Customer's "deferred maintenance" piled up:

• Multiple issues at once
• Prioritize for inspection-pass
• Defer non-urgent
• Customer's budget limited

Customer in "as-is" sale:

• No repairs required
• Customer's choice not to address
• Document in record

References

• ASHI (American Society of Home Inspectors)
• InterNACHI (International Association of Certified Home Inspectors)
• State home inspector licensing
• Manuall internal: Service Call Pricing Models, Customer Communication Standards