"I think I am even more qualified than many other reviewers to comment on his work because I hired him again! Ian offers a flat-fee re-inspection service to check on repairs and other work. This, again, was well worth the money because he let me know how they screwed up some of the negotiated repairs (and more importantly, is the partial repair something I can live with, fix myself, or something I should bring up in negotiations). I hired him through the walk-through inspection a few days before closing."

What is a Re-Inspection ...and do I need one ?

A re-inspection service can be a crucial step in the home buying process, providing peace of mind and ensuring that agreed-upon repairs are, in fact, performed. After the initial home inspection, sellers often commit to making necessary repairs based on the findings (as part of a ‘Repair Addendum’ or ‘Repair Amendment’).

Without a re-inspection, there is no guarantee that these repairs have been done at all (or if a ‘repair’ has caused another problem). By having the original home inspector return to verify that repairs have indeed been performed, you take an extra step towards protecting your investment and preventing future headaches.

Moreover, a re-inspection can uncover any potential oversights or clear subpar work. This service ensures transparency and accountability from the seller, fostering a smoother transaction and avoiding potential disputes. Investing in a re-inspection means investing in your future home’s safety, functionality, and overall value, giving you the assurance needed to proceed with your purchase confidently.

- Before your scheduled re-inspection, you’ll need to send us the agreed-upon list of repairs (known as the ‘HICRA’–Home Inspection Contingency Removal Addendum–or alternatively ‘Repair Addendum’, or ‘Repair Amendment’).

- Your original inspector will be given this list so that he/she can get organized ahead of the re-inspection.

- During the re-inspection, the inspector will systematically proceed through the list of repairs, documenting any failed items with photos to be included in the re-inspection report (see below for what constitutes a ‘failed’ item).

- The inspector will communicate findings orally (assuming you are present for the re-inspection) and send the re-inspection report within 24-48 hours.

NOTE : If an item receives a ‘Pass’ (see below for how we judge a ‘Pass’, ‘Fail’, or ‘Partial Pass’), the original report photo will be left in the report; only those items which have not been addressed (or not fully addressed) will have an updated photo attached.

The Re-Inspection Report

It’s important to remember that the re-inspection is NOT a second, full inspection of all the home’s systems; it is rather a focused verification of the agreed-upon repairs, to ensure that they were addressed prior to closing. This also means that a re-inspection is solely concerned with previously identified items (not, once again, a second pass over the entire home where potentially new issues are identified). The re-inspection report differs in format from the standard home inspection, in that it includes one of three statuses attached to each item. We use ‘Pass’, ‘Fail’, or ‘Partial Pass’ in our reports. Here’s what they mean in our re-inspection reports :

'FAIL'

A ‘FAIL‘ is reserved for those items in the Repair Addendum that have not been addressed at all by the seller. In other words, the seller had agreed to address the issue, but nothing appears to have been done to resolve the problem noted in the previous inspection report.

'PARTIAL PASS'

A ‘PARTIAL PASS’ typically means that the noted issue was to some degree addressed, but not fully (or inadequately). In the example pictured above, the bottommost section of the downspout (as well as an extension) was missing during the initial inspection. The seller added the missing section with the downspout elbow, but this section had not actually been secured to the wall. Another, more consequential example (and one we’ve seen not a few times) might be several broken trusses noted in a pre-drywall / new construction attic inspection, where some of the trusses, but not all, were repaired.

'PASS'

A ‘PASS‘ is where the seller has addressed the issue. This is what we want to see!

Re-Inspections: Other Helpful Information

Duration

1-hour is allotted for every re-inspection. This is almost always sufficient to check all the items the seller has agreed to address. If more time is needed, additional fees will apply.

Items List

Generally, 10-15 items is a reasonable amount for us to check during our 1-hour re-inspection window. If the list of items is significantly larger than this, more time (and additional fees) may be needed.

Your (Re-)Inspector

As long as it is possible, the same inspector will be reserved to perform the re-inspection who performed your original inspection as he/she will already be familiar with the property and issues.

Your Agent

Your agent can help you in determining which items / issues are most worth requesting repairs for ahead of a re-inspection. It's usually not advisable to try and ask for everything in the report to be fixed !

Re-Inspections