The problem with re-inspections
Okay, here's the scenario:
You have found the home you love, and you have the home inspected.
Several issues are found on the inspection report that you want the home seller to repair, so you make the moves needed to request that this happen properly based on the inspector's findings.
The seller replies back some time later that these repairs have been made as requested. Your closing date is coming up soon, and you want to make sure that those repairs were completed correctly.
So, what do you do?
On average, we complete about 1-2 re-inspections per month, so less than 5% of our business overall.
I have to be honest; I dread completing a re-inspection! DREAD IT! Why? Because of the 100 or so I have done as an inspector, I have had only ONE where every repair the seller claimed to have completed correctly was actually completed correctly. Why are so many not completed correctly? I don't know.....
So now, we have a prime example of lack of return on investment for the client. Our inspection company does charge for every re-inspection we complete because it is time on our schedule where we could be earning a full fee inspecting a home elsewhere. Honestly, I believe that any experienced, self respecting inspection company should charge for this service.
To sum up the above scenario; the client (buyer) has now paid us 2 separate fees, and repairs still aren't right.
Instead of the above scenario, we recommend this: have the seller provide documentation from the contractor they hired to complete the job showing how the item was corrected, by whom, & when. If a licensed or qualified pro was hired to complete the job, then we should assume they know what they're doing and they are capable of doing the job correctly. In the event that the contractor didn't do the job correctly, the client will know who to contact next.
This solution is much more advantageous to the client, and provides the needed documentation for peace of mind.