Key Takeaways:

• Property inspections are common first steps when purchasing a home, but many buyers waived inspections in the 2021 hot market to avoid losing out on properties
• Home inspectors may lack proper credentials - in some states, they only need a business license and aren't required to have real estate, construction, electrical, or plumbing knowledge
• Traditional inspectors often miss major defects including roofing, structural, electrical, and plumbing issues due to limited expertise across all home systems

The Better Way: Hire Specialized Contractors

• Replace one inspector with 2-3 trade specialists - electrician, plumber, roofer, etc. who have deep expertise in their specific areas
• Cost comparison advantage - hiring multiple contractors for 1 hour each may cost less than a single home inspector who spends 4-5 hours and charges $500-600
• Some contractors may inspect for free with hopes of getting repair work if issues are discovered
• More thorough detection - specialists are more likely to find problems in their area of expertise than a generalist inspector

Strategic Timing Options:

• Pre-contract inspections - arrange contractor visits during a second showing before making an offer, rather than as a contract contingency
• Simultaneous inspections - bring multiple contractors at once to save time while maintaining thoroughness
• Better negotiating position - knowing exact repair costs and scope before finalizing purchase terms

What to Look For:

• Structural defects in roofing and framing that could be deal-breakers
• Environmental issues like erosion (especially near beaches) and water intrusion problems
• Grading and drainage issues that could lead to expensive future repairs
• System-specific problems that require specialized knowledge to identify

Vetting Your Inspectors:

• Ask about credentials - are they licensed contractors with hands-on experience?
• Avoid former realtors who became inspectors without construction background
• Choose general contractors over traditional inspectors when possible, as they typically have broader, deeper knowledge of home systems
• Prioritize experience in actual construction and repair work over inspection certifications alone