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(Frequently Asked Questions)
We get asked many of the same questions daily, so we have compiled the answers to the most common questions below.
How can I become a Home Inspector in Kansas?
We get this question often. While it is true that some successful home inspectors enjoy an above average income, there are many obstacles and pitfalls one may encounter while starting and operating a home inspection business, even if you are doing your job well. We encourage those with a serious interest to carefully consider the true costs of training, equipping, registering, insuring, and operating your business. This is NOT a get rich quick scheme, or a “part time job with full time earnings” as is sometimes advertised on late night TV. Get the facts; talk to a current registered Home Inspector who has been in the business for at least a few years. Crawling through spider infested crawl spaces and stifling hot attics filled with itchy insulation is not a glamour job. There have been at least 3 Kansas home inspectors in recent memory that have left the business due to debilitating injuries related to falls off ladders or roofs.
How can I join KAREI?
If you are currently a Home Inspector operating in Kansas, want to be one, are in a related field and wish to network with qualified Home Inspectors, or just wish to be kept current on topics that affect the Home Inspection industry, then we invite you to become a member of KAREI. For more information and an application in a downloadable PDF format click here.
What is a Home Inspection?
A home inspection in Kansas is defined as “a non-invasive limited visual examination of a residential dwelling…designed to identify material defects at the time of the inspection”. It is neither technically exhaustive nor totally comprehensive; however, the inspection process may be both complex and technical in its nature. Although a true professional, the inspector is not “all seeing and all knowing”. So far x-ray glasses and crystal balls have not shown up in the inspector’s tool catalog; so until they do, we are all limited in what we can see and report. Sure, anyone can pickup a flashlight and notepad and point out a gaping hole in the side of the house; but can your inspector determine if a roof is almost worn out, tell if the electrical system is wired properly, or identify potential problems that are not yet obvious? These abilities and knowledge are what makes a good inspector.
The official standards of practice that registered Kansasinspectors are required to follow can be found at the following link click here
Why should I have a Home Inspection?
With the passage of time, all things may break; the older an item the more likely it will fail, and sometimes the more expensive it will be to replace. You would never consider driving a car 100,000 miles without changing the oil, yet many people go years or decades without servicing some mechanical components in their homes. All homes need maintenance, but not all houses are maintained. Since the maintenance history of a home may not be known, an inspection is your best insurance to avoid a “money pit”. There is no reason to risk your family’s safety or your possessions by purchasing a home without an inspection; even if you have an “as is” purchase agreement.
When should I have a Home Inspection?
For sellers of real estate, the inspection can be preformed “pre-listing” and may help to allay buyer’s concerns of obvious defects, or serve as a disclosure for homes sold by non-resident owners or estates. For buyers of real estate inspections usually occur within 10 business days following the signing of the contract (contracts vary with regards to length of time allowed for an inspection, so please read this clause carefully or ask your agent to explain to you your contractual obligations and rights). Following the inspection, a buyer typically has a limited time in which to make a formal written repair request; if this timing is not strictly adhered to, the buyer potentially acquiesces his/her rights for repairs or to receive a price adjustment. When the home is sold “as is” the inspection gives you the opportunity to enter the purchase contract with your eyes wide open, and could help you avoid a large unexpected expense. It is important to schedule your inspections as soon as the contract is signed, as the more experienced inspectors typically schedule appointments a week or more in advance.
In addition to complete home inspections, there are other inspections available including: termite/pest, mold, air quality, lead-based paint, radon gas, EIFS, water well, septic, etc. We strongly encourage you to select only qualified inspectors in these specialty fields.
Why do fees for Home Inspections vary so greatly?
Nowhere does the old adage "you get what you pay for" apply more aptly than with home inspections. As a general rule if you are paying a rock bottom price for your inspection, there's a good chance you are not getting as competent or comprehensive inspection as you might from a higher cost Inspector. While there are always exceptions, the lower cost inspection report may be less detailed and/or documented than a higher priced inspection, and the inspector may be less experienced. As all inspectors in Kansas are now required to be registered, the distinction between competency and experience levels may be demonstrated by their professional organization affiliations (including membership in KAREI) and other hard won certifications (i.e., those qualifications earned through testing and documented inspection experience, rather than those credentials that are conferred by just paying a fee). Don't let price be your only factor in choosing a Home Inspector and don’t be fooled by a bunch of meaningless letters following their name. Your real estate agent likely knows the competency of inspectors in your area, but they may be reluctant to make an endorsement for fear of acquiring liability, or some may be motivated NOT to provide the name of the “toughest” inspectors who might “kill the deal”. Of course inspectors don’t kill deals, they are merely the messenger. When you don’t have a personal referral or reference, you may find it informative to get a “sample” report from your prospective home inspector, so you can see his/her level of detail and documentation. Paying additional for a more thorough and knowledgeable Inspector will likely pay dividends in the long run.
Is it reasonable to request all items be fixed before I buy?
All homes come with problems; some major and some minor. With existing houses the price may reflect needed repairs. Your Inspector typically will not provide an exact repair cost estimate, as there are too many factors determining the price of any job, however, he/she may be able to indicate those items which are potentially major expenses as compared to those of little cost to repair.
Items noted in the inspection report may be classified as general maintenance rather than repair, and typically are handled by the buyer; however, there may be hidden or latent defects that you may request for repair or a price adjustment by the seller. It is not typically your Inspector’s job to determine what items should be on your repair request or to negotiate with your seller. When represented, these decisions and contract negotiations are within the realm of the real estate agents duties. When purchasing real estate without representation, we recommend you rely upon the advice of a knowledgeable family member, trusted friend, and/or attorney when making these important purchase decisions.
What if the builder or seller won't do what my inspector recommends?
Most new home builders will fix true construction defects identified by the inspector; however, “fit and trim” appearance defects that often arise in new construction are typically not covered in a home inspection report. Defects discovered during the inspection that could affect the health and safety of the buyer are usually addressed in repair requests. There are no perfect homes, new or resale; so one must decide which defects you can live with or repair yourself; and those that can’t wait or will involve a major cost to repair. Although you Inspector may not advise you on whether or how to make a repair request to a seller, he/she likely will be a good resource to answer questions regarding urgency and severity of problems discovered during the inspection.
Where can I find a contractor to address the items listed in my inspection report?
KAREI does not specifically recommend contractors for certain jobs, but we maintain an Associate Member Directory for all those listed in related fields. This directory is a good starting point for your search for all types of contractors. These companies can often provide answers to questions that Inspectors can't answer, like: “How much will it cost to fix that?”
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