Tips on choosing a home inspector

Q: I was watching a DIY show that featured a home inspector answering viewer's questions. The home inspector stated that the No. 1 problem with homes is drainage, yet when I asked local home inspectors I got different answers. Is there no set rules or guide for home inspectors — or, for that matter, the public — to know what a major problem is? How do you find a qualified inspector?

— Dennis in Adams, Mass.

A: Because of different weather conditions, soil characteristics and building codes, different areas of the country will have different solutions to a certain problem. Drainage of the soil near the foundation is a major issue that can affect the structural stability of the home by damaging the foundation or flooding a basement or crawl space.

In areas that have predominantly clay soils, storm and runoff water will accumulate just under the topsoil, where it will create hydrostatic pressures against the building's foundation. Hydrostatic (water) pressure against the foundation wall can create enough lateral force to cause the foundation to fail if there are no interior supports or an exterior drainage system to remove the water.

In all areas of the United States it is important to divert runoff water from a foundation. On the other hand, soils that are too dry can damage the foundation when the soils shrink through "dewatering." The home inspector cannot tell you what will happen to the home in the future, but there will be clues as to what has already happened and what you might expect if repairs are not made.

Different home inspectors I have talked to express varying opinions on what they consider the most important issues to be checked in their areas. If you live in a coastal area subject to hurricanes or inland near a tornado alley, then roof and wall structures would be a major concern.

In my area there are so many "DIY electricians" that this has become a major concern when we are performing a home inspection. Although poor drainage is a major issue to some and can cause serious damage, an electrical defect can cause serious injury, death or burn the house down.

Most home inspectors in the United States and Canada perform an inspection based on a set of guidelines known as the "Standards of Practice" established by the American Society of Home Inspectors. A copy of the standards that outline what home inspectors are expected to do and what they are not required to do can be found at http://www.ashi.org/about/.

Click on the Standards of Practice and under section "Exteriors"4.1 part A.5, it states: "the inspector shall inspect vegetation, grading, surface drainage and retaining walls that are likely to adversely affect the building."

When choosing a home inspector, make sure to ask for references and do not depend on a real-estate agent.

Remember that the sales agent is paid a commission only if the home sells. Honest home inspectors who often find problems, which could potentially lead the buyer to back out of the sale, are sometimes omitted from the real-estate broker's "approved list."

Check the Web for qualified inspectors in your area and also ask attorneys, lending officers or appraisers for references.

Dwight Barnett is a certified master inspector with the American Society of Home Inspectors. Write to him with home-improvement questions at d.Barnett@insightbb.com. Sorry, no personal replies.