Average Inspection Fee

[Matt Fellman]

We calculated the company average for the year.... not sure why we hadn't done it before. It came out as $361 which surprised me. I would have guessed it lower as most small-ish and/or newer houses are around $335. I guess we get enough biggies to scoot the average up a bit.

Anyone else keep track or care to share?

[Ted Menelly]

We calculated the company average for the year.... not sure why we hadn't done it before. It came out as $361 which surprised me. I would have guessed it lower as most small-ish and/or newer houses are around $335. I guess we get enough biggies to scoot the average up a bit.

Anyone else keep track or care to share?

I was thinking up north west you would be more with so many crawl spaces and basements and much more to the report as well. Can I ask your average time on the average home for the inspection and then how much time on the report

[Matt Fellman]

And here I thought nobody cared that we have to crawl under so many houses :)

I've actually been calculating my times recently since we're looking at hiring someone and I want to be able to give them an accurate idea of what the job does/can pay on a per hour basis.

My average time onsite is around 3 hours and within that time I write between 1/2 and 3/4 of the report. I've been lucky enough to be pretty busy lately and have been doing 2 jobs most days. I'm usually away from home between 8-9 hours and both reports are done and sent when I pull in.

Often there's a gap between jobs where I have/get to sit and kill 20-30 minutes surfing the net or running errands not directly related to work.

I'd say a good average is 4 hours per job, including some travel time. Of course, that's on a average house which, these days, is pretty much mostly smaller starter homes. On bigger and/or older homes I'm there much longer and take longer writing the reports.

[Ted Menelly]

And here I thought nobody cared that we have to crawl under so many houses :)

I've actually been calculating my times recently since we're looking at hiring someone and I want to be able to give them an accurate idea of what the job does/can pay on a per hour basis.

My average time onsite is around 3 hours and within that time I write between 1/2 and 3/4 of the report. I've been lucky enough to be pretty busy lately and have been doing 2 jobs most days. I'm usually away from home between 8-9 hours and both reports are done and sent when I pull in.

Often there's a gap between jobs where I have/get to sit and kill 20-30 minutes surfing the net or running errands not directly related to work.

I'd say a good average is 4 hours per job, including some travel time. Of course, that's on a average house which, these days, is pretty much mostly smaller starter homes. On bigger and/or older homes I'm there much longer and take longer writing the reports.

Wow, good for you. To be sickeningly honest I was relatively busy until November 1rst and the phone slowed to getting more silent to almost died since the beginning of this month.

Around here the folks almost always come at the end and never had a problem with that but now they seem to want to linger longer and longer it seems. I am spending at least 3 to 4 hours in a home and only completing the picture download and a small percentage of the report. My average per job is lower than yours but I practically never get crawls and most of the homes are 10 or under with the occasional older home thrown in.

I you want a good job from anyone and want them feeling good at what they do then pay them well. How well? as good as you think you can afford.After all you already have the flow of work. The liability is still there but again, that is somewhat protected the more you pay and the prouder they feel. Most E&O will cover multiple inspectors so the cost for that will either not increase or not increase much. Their car, gas, wear and tare, laptop etc etc etc all on them.

Also I doubt if where you are just getting busy enough for an extra man that this person will be working one a day all the time, if that. If they are and you don't pick up anymore work then you are throwing money away just to feed someone else. If I had your work I would be tucking every penny under the mattres because I do not think this ride we are on is done yet and in fact will rpobably go south a bit more once the banks realise that they will finally have to dump all those homes on the market to survive.

Just some late night Friday thoughts wishng I had your 2 a day for a couple months straight.

[Ken Rowe]

We calculated the company average for the year.... not sure why we hadn't done it before. It came out as $361 which surprised me. I would have guessed it lower as most small-ish and/or newer houses are around $335. I guess we get enough biggies to scoot the average up a bit.

Anyone else keep track or care to share?

I figured my averages about a month ago, after one full year in business on my own. Average was about $324, average house size was right at 1500 square feet. Not many crawls spaces around here, mostly basements and slabs. Inspection take 3 hours including report time.

[Matt Fellman]

fwiw..... I remember you Texas guys going strong a year or so after I/we up here in Oregon had died off. From everything I read the Texas economy should see a lighter blow from the economy (not that anywhere is really "light"). Point being, you were late in and should be late to recover but it will pick up.

Our prices have finally stablizied to some extent and our number of transactions are picking up. As HIs we're on the front lines. By the time the Case/Schiler or even the local MLS "closed sales" numbers indicate anything, we've already seen the uptick.

We're seeing a decent increase in transactions and I'm cautiously optimistic things are at least not going to get any worse. Of course, the increase I'm seeing could also just be due to my charming personality :)

[Ken Rowe]

Just a couple more of the stats I track:
Average miles (one way) per inspection is 18 miles.
11.6% of my clients were previous customers
9.3% came from my website
8.2% came from the ASHI website
24.3% came from referrals from past clients
46.6% came from other referrals, (friends, other inspectors, agents, etc)

[Markus Keller]

I don't track an average fees. I guess if I did mostly SF HI it might be useful information. For my work though I don't see it as useful. Part HI, part consulting. I do a lot of larger multi-unit buildings. 6,12,24,48,72 apartments type stuff. Also did a 167 unit mid-rise this year, technically a highrise since it was over 80 feet. Took 2 weeks. Pricing has remained consistent.
Almost all of my work is in the City so mileage is very predictable.
On a side note, I had a potential client contact me off the website the other day looking for real inspection services. They paid some moron $200 for a so-called inspection on a 3 flat. 5 page report. 2 pages were the contract, 1 page legalize, 1st page intro crap, 1 PAGE actual so-called inspection. I've seen some bad reports but that one really took the prize.

[Nick Ostrowski]

Markus, how did you get to see that $200 inspection report?

[Markus Keller]

Nick, client sent me the report along with copies of other property info to review.

[Jack Feldmann]

I've only been keeping really close records since 2003.
I am way down on number of inspections and dollars for 2011. I will finish the year slightly behind 2010. As of the end of November my average fee this year is $404, last year it was $401, 2009 was $392.

Just looking at the numbers from past years it ranged from $334 to $550 (based on the monthly numbers). Without looking, I'm guessing the $550 must have been when there was some expert witness work.
2004 was average of $355 based on end of year numbers, but had a high of $394 for December (26 inspections).

The numbers surprise me as well, since our starting price is $325.

[Ted Menelly]

I've only been keeping really close records since 2003.
I am way down on number of inspections and dollars for 2011. I will finish the year slightly behind 2010. As of the end of November my average fee this year is $404, last year it was $401, 2009 was $392.

Just looking at the numbers from past years it ranged from $334 to $550 (based on the monthly numbers). Without looking, I'm guessing the $550 must have been when there was some expert witness work.
2004 was average of $355 based on end of year numbers, but had a high of $394 for December (26 inspections).

The numbers surprise me as well, since our starting price is $325.

If you don't mind me asking, are your fees just for the home inspection or a combination of the home inspection and termite inspection and ???

[Matt Fellman]

Just a couple more of the stats I track:
Average miles (one way) per inspection is 18 miles.
11.6% of my clients were previous customers
9.3% came from my website
8.2% came from the ASHI website
24.3% came from referrals from past clients
46.6% came from other referrals, (friends, other inspectors, agents, etc)

This is another one I was looking at but I really don't keep good enough records to know for sure. Since the "crash" a couple years ago I've put a lot of emphasis into our webiste and got us up near the top of Google for the 2 major markets I'm in. I'm embarrased to say prior to that we were at least 10 pages down :(

Anyway, I'm amazed at the relative hassle the general public is/are. They call/email, ask a million questions, call back ask some more, haggle on price, get you to schedule an inspection at a time you otherwise wouldn't and then call back and cancel!

This comared to the referals who just call and take whatever time you have. I guess I'm spoiled to have got my start with a big company and be able to have built up a referal base. I just couldn't imagine starting a company from scratch and dealing with nothing but the internet leads and price shoppers.

If I had to guess I'd say for the last year it would be about 80% referal from past clients and agents and 20% website. A big part of that past clients is recent past clients....as in they walked on the first dump foreclosure and are looking at another one.

[Jerry McCarthy]

Those inspection fees are a sad commentary on the return for what it takes to perform a professionally conducted property inspection when you consider the consummate knowledge, physical and legal exposure that comes with it.

[Ted Menelly]

Those inspection fees are a sad commentary on the return for what it takes to perform a professionally conducted property inspection when you consider the consummate knowledge, physical and legal exposure that comes with it.

Absolutely, positively correct. The price of a home inspection has dropped year after year. Some will say that their average has gone up over the past five years but not relating it to they could have made double 20 years ago.

It is a sad state of affairs. Due to the absolute Realtor involvement over the past decade and a half or 2, those getting their work outside the Realtor realm have been slammed the hardest. Year after year as of late the calls from outside the Realtor realm have been price shoppers for about 50% of those and the other 50% are going past the Realtor realm due to the possibility of a conflict.

I just had a call yesterday for the exact point that they loved and trusted their Realtor but just for the fact that the inspector may have been trying to keep the Realtor happy or because of the fact that the Realtor stood to make 6,000.00 off of that sale they wanted to get there own inspector to put all those possibilities to rest. What happened with that deal was that they chose me but then with the other calls they made they found a few inspectors that were not tacking anything on for the crawl space for the 1962 home. They had three inspectors with fairly reasonable prices and also found a few with foolish pricing anywhere from 50 to 100 dollars less as in slab pricing. Their reasoning was for going for the lesser price was that is half were at the lower price then the other half must have been too high. They were getting a home inspection with a crawl and the termite inspection all inclusive of that 50 to 100 dollars less. The upper three were within dollars of one another.. Caller number 2 also called around and pretty close to the same scenario played out with the exception of the crawl. That one was a free termite inspection , with, the already too low priced home inspection. A minimum of 75.00 lower than the reasonable (way too reasonable) top three. At least 3 inspectors doing the giveaway and all three of those inspectors are only techs and do not do the treatment on their own and would have to pay the company they are licensed under if termites showed up. How absolutely stupid is that. Anywhere from a 200 spot treatment to the entire home being treated and depending on the home it could cost you a grand.

In the land of slabs it is absolutely foolish not to up charge for a crawl. The pricing is already too low for the slabs as far as what really should be charged so to add insult to injury the flood of inspectors degrade themselves even more and don't charge more for their extra time on the inspection with huge liability of a crawl and the extra time reporting all the findings in the crawl.

For those reading this from the DFW or North Central Texas area. I am admittedly too low on my pricing and that is based on you charging so much less that I would not consider doing an inspection for that price. One has to somewhat align themselves with the pricing in the area they are in,but listen. Your liability does not change. The less you charge the worse you feel as in lowering yourself into another pay grade. If work slows down then you need more money to survive per inspection, not less. If you continuously lower your prices it only does one thing. It makes it tougher to get more money when things pick back up. You literally have Realtors giving some kind of range of what to expect in pricing. The lower you drop that price the lower the Realtors keep suggesting for that range. You are fighting a losing battle. The only thing you are doing is driving industry pay levels down with you.

One more thing on pricing. I have had three realtors in the past 4 months ask if I do pre listing inspections and of course I do. They asked what I would charge and I told them the same as any inspection. All asked me why so much. I asked them why I should charge less for the same inspection. All of their answers were the same. "I know a few inspectors that will do walk thru inspection for pre listing inspections for $100.00"

Yes, you know who you are. The even tremendously sadder part of it is that those inspections are illegal. Why? Because you are not even giving a report so there has to be no disclosure. You will lose you license or at the minimum be charged a couple grand if not more for your illegal actions. How many home inspections is that fee worth? None of the three Realtors would give up any names. The day you miss something on one of those inspections and someone complains and turns your name into TREC it will slowly be the end of you working as a Licensed Professional Real Estate Inspector in the state of Texas.

Enough of my morning rant. Just some food for thought folks. In the 80s I was getting almost twice what the going rate is now. That has slowly dropped to the "sad state of affairs" as it is today.

[Don Hester]

In Washington almost all of us are Structural Pest Inspectors also. So my fee start at $400 and go up from there.

But I spend 4hr+ on-site often. A clean home with no crawl maybe 3hrs. I have about that much in report writing also. So an average inspection is a 8hr job for me.

Our state regs require us to map the home for a SPI inspection. If you are doing what the minimum is I can not see doing an inspection quicker that 3hrs.

I know I do much more than the standards require though and most of the time I do additional research for my clients.

[Don Hester]

Ted, That is sad. I know of several inspectors that can get $500 to $600 an inspection in their markets and they are worth every penny of it. These guys are professional and very knowledgeable.

I think as an industry our standards should be higher. I put a lot of work into my inspections so that my next client will benefit from what I learn on the previous one.

I see as a learning curve that will never stop. I sure know that I do not know everything. But I try to surround myself with resources that can help compliment me.

Good inspectors should be paid for what they do.

[Jerry McCarthy]

I would not be so quick to blame the real estate agents, but rather the entire home inspection industry. The requirements to be a home inspector in states requiring a license are ridiculously silly and just look at some of the internet associations! Out here in California all you need is a certifiable pulse.
:mad: :rolleyes: :eek: :(

[Don Hester]

Jerry, You have a great point we all need to be better and our industry should demand more out of us. There are so many very good inspector here and other places and should be paid for what they know.

I feel a good inspector combines knowledge with communication skills to educate and protect.

But I must say there are plenty of RA's out there that really do not want it to go that way.

I have had it put to me right in my face "You are one of them picky inspectors". I replied, well no... but I am thorough ; )

Think I will get a referral there?

[Ted Menelly]

I would not be so quick to blame the real estate agents, but rather the entire home inspection industry. The requirements to be a home inspector in states requiring a license are ridiculously silly and just look at some of the internet associations! Out here in California all you need is a certifiable pulse.
:mad: :rolleyes: :eek: :(

I did not just outright attack Realtors as I do on many of occasions. I did blame it on the inspectors first and then it went to the Realtors.

I am constantly asked by Realtors that call me directly after seeing my info, report, hearing comments from Clients etc "Well, how much do you charge for an inspection Ted? Nope, not even about a particular priced home or sf or what city etc. Just a flat out how much do I charge. I tell them where the prices start from, and it is way too reasonable, and then I never hear from them again. I talk it up nicely. I give them my background. I ask them if they want testimonials from past clients that have emailed there thanks and appreciation and have referred many a client. The answer to that is always, "oh, that is really not necessary". It always comes down to price. I could give them a list of the past 20 or 100 clients with fantastic come backs from every single one of them and it seems makes no difference. I don't get and have never got the entire Realtor referral thing. One would think that if they could pick any time frame or group of clients of their choosing and all had great comebacks that it would be enough for a Realtor to start referring.

That is what is the most important part for a referral. All happy clients, future clients, referring clients, right? Courteous. Polite. Professional. Thorough. Very happy clients. Tons of experience. Tons of very lengthy background........ right? Isn't that what this is all about.

As far as states that license being silly. I will say right off that I came to this state incorporated as a home inspector with decades of experience and knowledge behind me. I still had to take a full course (which was only 180 hrs at that time) and with tests all the way thru on every section and then the state test. All proctored tests and all classroom. Not sure if they required classroom at the time but I did anyway. At least they somewhat tried unlike many other states. We also all need E&O insurance. The history and background should have been delved into a whole lot more but they did not want to know any history. It was either their accepted course or none at all. Now the hours may be 480 but as you know they are not real hours. I am not sure they really add up to 2/3rds of that.

[Jerry McCarthy]

Ted, it's all about filling the public trough through license fees so that our legislators can grovel up to it enabling them to it to support their favorite charities, i.e.; voting constituency. The saying “follow the money” is right-on as it's always been.

As far as the Realtors they, as a whole except for a very few, are not our friends and when I was in the trenches and got the typical phone call from an agent asking, "How much do you charge?" my normal response was, "Wrong question because you should be asking about my qualifications, but apparently you're not interested in that, but only somebody that never finds anything wrong with the home you currently have in escrow." Invariably I heard the "click" as they disconnected.

Every successful home inspector that I've known in my 24 year career got most of his/ her inspections from agents who put their client's interests first. Unfortunately there are not enough of those to support the majority of the home inspectors to survive in our current market place. That in the long run may be a good thing?

[Don Hester]

Ted,

It is too bad that Realtors do not see us as insurance policy for them. A good inspector is protecting everyone involved in the transaction.

Also if they are so worried about their clients money why do they not go to a flat fee system?

I feel for the buyers they have been nickeled and dimed throughout the process.

We really need to some how educate the public on what they should expect in a inspection so those like you can charge a fair price for the work performed.

By the way my state is licensed and though it is not perfect to is a start. The teachers I had think that the HI industry should have more training and apprenticeship.

I know it takes years to truly become versed in this job.

[Jerry Peck]

As far as the Realtors they, as a whole except for a very few, are not our friends and when I was in the trenches and got the typical phone call from an agent asking, "How much do you charge?" my normal response was, "Wrong question because you should be asking about my qualifications, but apparently you're not interested in that, but only somebody that never finds anything wrong with the home you currently have in escrow." Invariably I heard the "click" as they disconnected.

Same here.

When was asked that question I would reply that you cannot afford me, try calling other inspectors who work cheap.

Many times the agents would respond that their clients asked them to call and schedule the inspection, that they were just asking about price - I would ask why, are you paying for the inspection? Most would respond with no, that they were just curious, to which I would respond that I was curious too - how much are you making on the sale? The end result would usually either be a click or they would say that they just will have their client call me. :cool:

When their clients found out that the agents were interfering with the inspection and trying to find out how much the inspection was (which was no business of the agent), some of my clients would drop the offending agent and complete the purchase through another agent. :D

When I used to have an in-column Yellow Page ad, it said "We are your Best Friend, their Realtor's worst nightmare." - usually kept the price shoppers from calling to check prices - I would tell them they could not afford me, which usually ended in the same 'click' you referenced. :)

The other first question which lead to a short comment and a 'click' on their part was 'Do you have insurance?', right then and there I knew there was no way I would do an inspection for them, so I told them a price even higher than my regular prices were, chased them off right away.

[Ken Rowe]

Those inspection fees are a sad commentary on the return for what it takes to perform a professionally conducted property inspection when you consider the consummate knowledge, physical and legal exposure that comes with it.

It's my experience to to charge a fee the market can support. In other words its better to do 300 inspections @ $324 each than 0 inspections at $500 each.

[BridgeMan]

All I can say is this--I don't think most of you guys are charging enough. It's not easy work, and sometimes can be both dirty and difficult. I was in the business for 10 months, worked my butt off (probably being too thorough), and was called a "deal breaker" by more than one real estate agent. My flat rate in the Durango, CO area was $400 per inspection.

Went back to doing bridge inspections--slightly less money, but not having real estate people involved easily made it a blessing.

[Nick Ostrowski]

It's my experience to to charge a fee the market can support. In other words its better to do 300 inspections @ $324 each than 0 inspections at $500 each.

I agree with Ken. I know what the median threshold is in my area and I know some buyers will let a $10-$20 difference decide who they hire. I don't like it but it is what it is. I'd love to charge more but I know how buyers are around here.

Sometimes your reputation isn't even enough. When you come referred by past clients, you have a good lengthy dialogue with the buyer on the phone, and they still want you go cheaper, it's out of your hands. At a point this summer when I was pretty busy and availability was limited, I had one of those calls from a buyer who came referred by past clients who were very happy with my work. The buyer called back a couple days later and left a message saying that he found an inspector who was charging $25 less and wanted to know if I could match that. I didn't even bother calling him back and moved on to people who didn't want to dicker. The buyer called back again and I was there to answer the phone. I told him I had slots a couple days ago but you left that message saying you found somebody cheaper so I assumed you went with them and now my schedule is full. He wanted me to squeeze something in for him and said he'd be happy to pay $25 extra to work with me. ???????????? That's not what his message said. Sorry, no availability. Good luck with everything.

Sometimes, the pricing game works in reverse.

[Don Hester]

Here is the issue about the price point.

Every market has an average price. But the sticker is that that price is skewed by those inspectors that are willing to do cheap, quick work and do not really care about the client or truly continue working on their knowledge base.

So it is like hiring a handy man to do all of your electrical work. He may do some of the job right but really does not fully understand all this is involved in the system and why the requirements are there.

I just know in my state, if the inspectors are doing what the SOP's states (remember almost all of us are SPI's- Pest inspectors, also) then you can not do an inspection in 2-3hrs unless it is a condo.

If you miss something and did not specifically exclude it you are open to major litigation.

This is where the true professionals of our industry need to get our act together and educate the public on what should be expected. It is the only way to weed out the Rift-Raff.

I understand that it is better to do $325 inspections and be inspecting vs $500 and not inspecting but the truth is we should all be getting $500 or more and be inspecting.

Here is a thought, what if we put together an independent board that would audit inspectors, their reports and thus certify them. We can create a standard that would ensure a higher standard.

I think many in our industry do not want to raise the level because they are fat and happy do sub-par work and getting a bunch of inspections because of it.

I go to the conferences all the time hear you have to do 3 inspection a day and charge what ever the low end of the spectrum are.

I base my work on one inspection a day and putting a lot of work into it, to help my client and educate them. And yes some Realtors will not hire me.

I know several who do this model and are very busy. I was busy all up to Nov. then it hit the skids but I am not the only one in this boat.

Anyway, that is just my opinion.

[Ken Rowe]

Here is a thought, what if we put together an independent board that would audit inspectors, their reports and thus certify them. We can create a standard that would ensure a higher standard.


There is already an association that does this. It's called ASHI. As an ACI your initial reports are audited, your continuing education is audited, and the certification process is verified by an independent third party. Not to try to start another association war, but what I'd love to see is a combination of ASHI and Nachi. One with the requirements of ASHI and the education of Nachi.

[Jerry Peck]

It's my experience to to charge a fee the market can support. In other words its better to do 300 inspections @ $324 each than 0 inspections at $500 each.

Depends ...

I found it better to do 70 inspections at $2,500 than "do 300 inspections @ $324 each", but maybe that was just me.

[Ted Menelly]

Depends ...

I found it better to do 70 inspections at $2,500 than "do 300 inspections @ $324 each", but maybe that was just me.


That is what most the Inspection field does not understand. With prices always dropping I have to do twice as many inspections than I used to for the same money. Who the heck would not want to do 200 inspections a year instead of 300 per year. With the liability of things today and the years of knowledge and background I am not sure why inspectors just keep dropping prices. Less work should bring higher prices to compensate. Not lower prices to have to work twice as much.

You know. Unions can say what they are going to make as a group. Why the heck are the laws still on the books where plumbers or inspectors or any trade or profession cannot sit around and come to terms on at the very least a minimum price. After the minimum price the sky is the limit. Not really price fixing because anyone can have at it from that minimum. If one falls short and drops prices below the minimum then we just send Vinni to see him.

Shoot, the unions negotiate sick days, holidays, retirement, pay levels but anyone not in a union cannot do the same. Dam, the oil companies all fix their prices. If one is selling for 100.00 per barrel they all are.

In another thread I said change is not always good. In this case it would be very good.
Shoot, one said every market has an average price. Well, yeah. In this area the minimum could be 400 or 200. There is an average in any set of numbers. So half way is 300 down the middle. But when they call a half dozen folks and happen to get mostly the low end of the spectrum with those calls then you look the fool for charging so much and don't get the inspection

[Jim Luttrall]

I just lost one today to price. I priced it reasonably, Client wanted the inspection tomorrow but then dropped the "oh, I have another inspector that will do it for $270. ($70 less than me).

My response was, " Oh, I'm NOT the cheapest inspector out there, just the best" ;) and "You get what you pay for"

Maybe he found a good inspector... but he certainly did find a cheap inspector. :rolleyes:

[Ted Menelly]

I just lost one today to price. I priced it reasonably, Client wanted the inspection tomorrow but then dropped the "oh, I have another inspector that will do it for $270. ($70 less than me).

My response was, " Oh, I'm NOT the cheapest inspector out there, just the best" ;) and "You get what you pay for"

Maybe he found a good inspector... but he certainly did find a cheap inspector. :rolleyes:

I am sure that the price was termite inspection included. That seems to be where I lose so many. Under three hundred seems to be the going rate now adays for both the home and the termite. When one is at mid 3s to upper three minimum then you will lose them all day long. I was about 4 for a home and termite and added for the crawl in Mesquite which I thought for the area was way too reasonable. 1950s home. I lost it by 100.00 and they included everything and of course threw the useless guarantee in as well.One guy that advertises all over DFW is 200 right now including a termite for homes up to 3000 sf. He does it every winter.

Oh well, enough complaining for me. I just landed another for the moment. Lets hope for an extremely strong finish for the year. Not much year left.

[Ken Rowe]

Depends ...

I found it better to do 70 inspections at $2,500 than "do 300 inspections @ $324 each", but maybe that was just me.

I would assume the $2,500 is not for a general home inspection, so your figure isn't helpful at all.

[Frank Adame]

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[Don Hester]

There is already an association that does this. It's called ASHI. As an ACI your initial reports are audited, your continuing education is audited, and the certification process is verified by an independent third party. Not to try to start another association war, but what I'd love to see is a combination of ASHI and Nachi. One with the requirements of ASHI and the education of Nachi.

Ken, I am not poking at ASHI because I do think they are good group. But I can tell you I know many ASHI inspectors that I would not even think about having anyone hire.

This is not about ASHI or NACHI or NAHI, there still is minimal auditing of work once someone is certified.

I still think there is a general resistance to bring the industry up to what I would consider an acceptable standard. (Hey maybe we can get half of what Jerry is getting ; ).

(Jerry this is no shot at you because if you can demand that then the power to you. From what I read of your post you are probably worth it every penny.)

I do not know how many reports I have seen are really not worth the paper they are printed on.

My own opinion is that a well versed home inspector should get $500 to $800 (or more) dollars depending on structure size, age, complexity etc...

I absolute agree with you on the ASHI/NACHI comment. But I think the standards should be even higher as well as more uniformity in reporting.

Also the industry needs a true mentoring program to help new inspectors. Not just from anybody who held a license but an accredited mentor. I know I sure could of used more.

This is just my opinion, but I think it is a great discussion we should all be having.

[Ken Rowe]

Here is a great stat counter for your websites and its free: StatCounter - Free Invisible Web Tracker, Hit Counter and Web Stats (http://www.statcounter.com).

I've been using this for a few years now.

[John Ghent]

Depends ...

I found it better to do 70 inspections at $2,500 than "do 300 inspections @ $324 each", but maybe that was just me.

Jerry: With all my employees I could only manage an average of around $735. I, on the other hand, had a higher average for my personal inspections. I have always maintained that the downfall of our "profession" is that all the new guys coming in have nothing to sell but price. I always charged a percentage of the selling price until the competition started to cut prices. In fact, most of the ASHI charter members used that formula back in the late 70's and early 80's. I got 1/10th of 1% so a one mil house in the mid 80's cost 1k to inspect. That's how I got enough gelt to retire. I see one mil now being inspected for 350 to 450.

[James Duffin]

I don't understand why HI's think their services is worth so much. They inspect other trades work that they could not do themselves. If a HI wants to see how qualified they really are...apply for a job with your local inspections office and see how far you get with no experience except HI experience. I average about $350 per inspection. I could make more doing trades work but home inspections are less physical work. This is my opinion...YMV.

[Ted Menelly]

I don't understand why HI's think their services is worth so much. They inspect other trades work that they could not do themselves. If a HI wants to see how qualified they really are...apply for a job with your local inspections office and see how far you get with no experience except HI experience. I average about $350 per inspection. I could make more doing trades work but home inspections are less physical work. This is my opinion...YMV.

You are not just inspecting their HVAC system. You are not just inspecting their electric or plumbing or roofing system. You are inspecting the entire property and if you miss anything you are liable for it. You don't just have to know HVAC. You don't just have to know how to wire a home properly. You don't just have to know about foundations and what to look for before the pour.

I do not just say "You don't JUST have to know HVAC”. Just is a pretty big word in any one of the trades I mentioned. There is not a tradesman on the planet that knows everything we do about every system unless they worked everyone of them for a good period of time.

Why do you think, and here comes that just word, you are JUST worth what a tradesman can earn. Why do you not think you are worth more? How many tradesmen are responsible of getting just about everything right on the entire home?

That is what all that are saying they are worth more are talking about. I agree with you that there is a limit to the madness of price but I also agree that no home inspector should walk out his door and be responsible for so much for so little. What would be a good bottom dollar for JUST the home inspection? I mean only the home inspection. I am not talking about taking on the liability of a wood destroying insect inspection. I am not talking of and IR inspection with the home inspection. I am not talking about a radon inspection with the home inspection.

Bottom line. Just the home inspection minimum fee. Pick a number. How about everyone puts a number in their head like, I don't know, maybe 300 for an absolute minimum. Now add a real fee for the liability of a termite inspection. Radon inspection. etc etc etc

You say average of 350 so you do some smaller ones for less and some larger ones for more. What do your Inspections in a home include? A termite, a radon, pull the IR out? My guess is that you are adding something in there. If so then you are or would be well below 300 for the smaller homes for JUST the home inspection and then whatever gets added to that.

I am not singling you out at all James but the industry as a whole. If so many inspectors truly feel they are just are not worth very much then that is the industries problem and it should change.

Think of every single thing you know that has to be known to do an inspection on every home. It is immense not matter how hard or what way you look at it.

No one is putting money aside for your retirement. You are not getting paid sick days and holidays. You are not getting a yearly bonus. No one is paying for you medical insurance and the deductibles for that. Get hurt (maybe you have not yet) and you have no workers comp. You get sick or hurt and cannot work or work bottoms out and there is no unemployment paycheck or workers comp pay check. No one is paying your business insurance, office supplies, auto repair, crazy gas prices, computer replacement, and outings to conferences, continuing education.

Are you getting sick of thinking of everything I am typing and really starting to think of how much you really make?

Being responsible for an entire home and surrounding property is only worth ..... ??????300.00.? 350.00? How much?

How about we kick it up a notch and think of the absolute ridiculous amount of money you are saving the vast majority of your clients so they do not fall into that money pit.

Think of all the homes you inspected this past year. Just how much do you think you saved your clients in total for the ones that did not buy that money pit and all those that negotiated a lower price or the sellers fixed without question.

Why do inspectors think they are worth so much?????

Apparently you do not think they are worth very much. I can honestly say I saved my clients hundreds of thousands. How much should I have gotten paid this past year?

I can think of one home a client was going to buy. This home would have cost them 80,000 alone if they bought it as is and did not have an inspection. There mental note to me up front was the house is in absolutely great shape but they decided to at least find out what kind of maintenance items they needed fixing. I did not have to dig very far to get to that amount. They got prices for all those items that outwardly at a home buyers glance looked minimal.

That was one client off the top of my head in the past couple months. The rest added up to a very serious amount, all toll. And that is not even looking into things. I don't know. Maybe a couple hundred thousand all toll in a couple months.

Just how much should I have been paid? How much am I really worth???????

Just thought of another one. A 4200 sf home in a pricey neighborhood in Southlake just on the Border of Westlake TX. That home alone was maybe a hundred grand. He was thinking 50,000. So I saved him 50,000. Add that to the 80,000 and then all the rest of even the piddly savings of a few thousand and 10,000 and 1000 and 20,000 on the four HVAC systems in another home.

I am starting to get sick of thinking of how much I am worth.

Yes. A home inspector is worth more in the light of savings he offers his client than a plumber, electrician, HAVC man. And once again. I am not knocking any of those guys in the slightest. All those folks cost them money. We save them thousands.

[CHARLIE VAN FLEET]

bridgeman

$400 is a great price--but did you charge that for everything--condos--townhomes-that is high for here in denver. $400 for a 3600 sq ft house here-- so i can't think durango can be any higher--what sq footage DID you inspect. 10 months--i think it was your pricing and not deal killer label, that doomed you-- please explain $400 fee--what did it include--i hope radon

cvf

[John Ghent]

I don't understand why HI's think their services is worth so much. They inspect other trades work that they could not do themselves. If a HI wants to see how qualified they really are...apply for a job with your local inspections office and see how far you get with no experience except HI experience. I average about $350 per inspection. I could make more doing trades work but home inspections are less physical work. This is my opinion...YMV.

The way I look at it is not that you are inspecting any given "thing" rather you are the last stop to protect a very large investment that many people stretch to make. You get paid for your overall expertise, not because you know how a furnace works. You should have the ability to look past what everyone else sees and see the things that will make the house become a money pit. (or not.)

[Nick Ostrowski]

I agree with Ted on this. The amount of liability we take on dwarfs the fee we collect. A well written inspection agreement does help to decrease that liability but it's still there and out of proportion to what the going rate is for a home inspection.

[Darrel Hood]

So, what's the solution. . . a national union?

[Darrel Hood]

Seriously, we can moan about the competitive pricing range we operate within, and stress release is a good thing. More productive would be if we, or one of us, can figure out how to change the competitive price range for a nation wide industry. Anybody have an idea?

[CHARLIE VAN FLEET]

every area and state is different. the price of gasoline in california and new york is way higher then here in colorado, and so are inspection prices.
a handle of capt morgan here is $21--in new york $28

cvf

[Darrel Hood]

Actually, the normal inspection range, according to posts on this forum, appears to be in the $275 - $400 range. Our challenge is not to narrow the range, it is to raise the range to maybe $400 - $525. If it is a can of worms, it is certainly a worthwhile can of worms. Any ideas?

[Nick Ostrowski]

every area and state is different. the price of gasoline in california and new york is way higher then here in colorado, and so are inspection prices.
a handle of capt morgan here is $21--in new york $28

cvf

Charlie, I was just up in New York after the Thanksgiving holiday for the PA deer season and the handle of Captn was $36.00.

[Don Hester]

Not without sounding like I'm suggesting price-fixing. The inspection industry suffers from a somewhat unique challenge in that it is often realty agents who validate or deter consumers from believing whether a quoted inspection price is good/fair or not. The, "I've got another inspector who can do the same job cheaper," syndrome is rampant in this industry; and there's no way to stop it.

What it boils down to is simply raising your rates and becoming the guy to whom people are willing to pay higher rates. I don't foresee a way to simultaneously narrow rates on a national level when you consider realty agents and screw-up inspectors will persistently force rates down by simply being alive.

....and no, I'm not suggesting we kill them.

Robert, These are good points. And back to what is a fair price. I think most of us out here in the field know if we do our jobs right we will save our clients more than the fee we charge.

I do not know exactly what the number is but I know for a fact that most of my clients will receive some moneys for issues found during the inspection.

I know being a pest inspector that I may be a bit different than many here, but I work pretty darn hard for my money and think I am worth every penny of what I charge and more.

I am reading between the lines here, bit I think many here that provide info on these posts are probably worth every penny they charge and more also.

And back to the point of HI's not be qualified to do AHJ work, what does that say something about how the industry is perceived. Many of us could study and become code officials. I am even considering it right now and may go get my R5 cert.

To me $400 should be the bottom. Educating the Realtors and the public on what is to expected should be a priority. I know that in my State that the Realtors and homeowners/buyers do not even know we have SOP's and what is to be inspected.

Also I know that there are those on the State board that refuse to increase the Standards and fight and claw to keep the State from upping the requirements.

We should be perceived as a trade, not just a bunch of Joe's that went and got a $25 dollar cert and call it good.

[Darrel Hood]

In many industries, including realtors, the major industry associations do national advertising campaigns that increase awareness, identify value provided and improve image for their members. Perhaps the major inspector associations could pool resources and provide this service for us.

[Scott Patterson]

My fee for just about everything I do is based on my hourly rate range of $145 to $175 an hour. The range in fee has to do with the age, location and the price of the home. I know just about how much time I will spend on most homes in my market and I have a good idea of just how long it will take to write the report.

When I do commercial work my hourly fee goes to $225 an hour.

This has worked well for me over the years and I honestly do not keep track of what my compatition is charging. I know what I need to make to pay the bills and make a profit.

My average home inspection is in the $400 range.

[Scott Patterson]

In many industries, including realtors, the major industry associations do national advertising campaigns that increase awareness, identify value provided and improve image for their members. Perhaps the major inspector associations could pool resources and provide this service for us.

That is not going to happen. One specific groups owner does not play well with others.

With around 50,000 or so home inspectors in the country and about half of that number working at it full time, you just do not have enough money in the kitty to pay for national advertising. ASHI does what it can and has fairly good success with PSA's, national media interviews and a full time lobbyist in DC.

[Darrel Hood]

We need more ideas since Scott says the associations aren't as good as other professional associations.

[Jerry Peck]

In many industries, including realtors, the major industry associations do national advertising campaigns that increase awareness, identify value provided and improve image for their members. Perhaps the major inspector associations could pool resources and provide this service for us.


That is not going to happen. One specific groups owner does not play well with others.


... Scott says the associations aren't as good as other professional associations.

Darrel,

That's not what Scott said.

Scott said "One specific groups owner does not play well with others."

[Matt Fellman]

In my former life, I worked in consumer e-metrics a bit as part of marketing management job. One thing I learned was that a large percentage of the "other referrals" can be greatly influenced by your Website.

In other words, you show that 9.3% of sales came as a DIRECT result of your Website, but it is nearly impossible to show how many sales were achieved as indirect result of your site being online (without an indepth study).

There were a lot of instances in my study wherein we learned that a person ordering a service was asked how they heard about the company. They often replied with, "My [friend, brother, mother, etc.] told me about you guys." By inquiring further, we learned that the [friend, brother, mother, etc.] looked up the company via its business Website and forwarded the company's contact info to the caller/customer.

So, the caller never saw the site and said that a "friend" referred them, but the referral from the "friend" would never have happened if the Website had not been up.

Just my two cents.

This is an excellent point and one I can confirm happens a lot. Buyer calls, talks about your website and how great they thought it was and schedules a job. Then, at the inspection, they say something that indicates they got a preliminary "nudge" to your site. Co-worker, family member, etc.

Overall, it's still a good thing because they were ultimately sold on you based on your website but it was only out of a pool of a few as opposed to all of the HIs in your area.

I often try to think of how I'd shop for an HI if I were a buyer. I'd likely ask those close to me for any good (or bad) past experiences and names to narrow it down to a small list. Then, check out the websites and make a call or two. Just venturing onto the net without a clue would be a last resort.

[Darrel Hood]

If I twisted Scott's intent, I am sorry. My intent is to encourage a brainstorm session about a problem that we all repeatedly whine about on this forum, prices. It will probably come to nothing, but maybe someone in the group will have the one doable idea that enables us to do something about this circular firing squad we have built for ourselves.

[John Ghent]

Seriously, we can moan about the competitive pricing range we operate within, and stress release is a good thing. More productive would be if we, or one of us, can figure out how to change the competitive price range for a nation wide industry. Anybody have an idea?

Without referring to any price fixing you first should do a thorough analysis of your cost of doing business, see where you stand and if you are not banking sufficient profit you need to raise your prices so you are profitable. I suggested this to an inspector who had a good business in the Midwest but was just on the edge of being able to put any money away. He raised his prices and never looked back. The small amount of business he lost was negligible and he now makes and saves money. Too many inspectors operate in the "range" of competition rather than charge what they should. I'm sure you all have a following of sources for your work that would continue to follow even if you raised your fees slightly. If they don't follow you then they weren't interested in your good work, just your fees.

If you aren't able to put at least 6k per year minimum in the bank you need to be in another line of work.

[Marc M]

I would not be so quick to blame the real estate agents, but rather the entire home inspection industry. The requirements to be a home inspector in states requiring a license are ridiculously silly and just look at some of the internet associations! Out here in California all you need is a certifiable pulse.
:mad: :rolleyes: :eek: :(

Well said Jerry.

[Marc M]

Actually, the normal inspection range, according to posts on this forum, appears to be in the $275 - $400 range. Our challenge is not to narrow the range, it is to raise the range to maybe $400 - $525. If it is a can of worms, it is certainly a worthwhile can of worms. Any ideas?

Our minimum for example, is close to $400. It seems the part timers here will do our minimum for half, or $200. I don't see any way to correct this. Its just gravy for these guys.:(

[Rick Bunzel]

I have to agree with Jerry. When the demand drops off, the lack of marketing skills drives the uneducated inspector to use the only leverage in his bag -"price" to capture business. Then you have the ripple effect going through the area further eroding price.

When I interviewed Mike Holmes recently his feeling was that everyone should be charging $1,000 or more for an inspection. His feeling was that due to the lack of profit, inspectors were zipping through inspections. His price list has a basic and extended inspection. Yes, his company is charging over $1,000 for the extended inspection for a single family home.

Wish I could get that around here!

//Rick

[Scott Patterson]

Yes, his company is charging over $1,000 for the extended inspection for a single family home.

Wish I could get that around here!

//Rick

I have an extended inspection as well but nobody ever wants to pay for it! I wonder how many they are selling at Mike's company? I would venture to say about 5-10% if that..

[Marc M]

I have an extended inspection as well but nobody ever wants to pay for it! I wonder how many they are selling at Mike's company? I would venture to say about 5-10% if that..

Hey Scott, question... I thought about doing extended inspections but just wanted to ask; does anyone ever say, "what.., you're going to charge me MORE for a job you should be doing anyway" or "isn't that what I'm paying for"? How do you rebut that?
Also, what more does your extended inspection offer that the traditional inspection does not? (aside from more of your time) I mean how do you close that deal?
Thank you

[Raymond Wand]

As to Holmes Inspections, the work is subcontracted out. Holmes takes up to half of the fee. ( I believe the minimum fee is somewhere around $600-700)

The consumer feels they are getting a really good inspection for the price, but its still an inspection carried out under accepted industry SOP's.

Mike was gung ho to have the standards changed to his standards. When I questioned him on this aspect (radio show (CFRB) about our current SOPs which are recognized by courts, and how he would change the standards he got all huffy, hummed and hawed and the line went dead. :(

Personally I don't think Holmes Inspections are any better than what the rest of us professionals are. The only difference is the consumer is paying a premium for a name.

[James Duffin]

As I have said before...a home inspection is not a big deal. You go into a house, apply your knowledge, and write a report. The variable here is the knowledge of the inspector. The typical consumer does not have a clue as to what constitutes knowledge so they are going with the luck of the draw as to what they get when they hire an inspector. A higher price does not mean you are getting a better inspection...it only means you are paying more.

As far as marketing goes....if you are able to convince somebody to buy your services by shrewd marketing that does not mean that you are suddenly a good inspector. It means you are a better BS artist that the other person.

I do a really good inspection because I have been in the trades for over 30 years doing the work I am inspecting. I don't have to lie because what I am selling is the truth. If you have to market your services due to lack something then there lies the problem. You are trying to sell an inferior product.

BS artist produce BS reports and it is nothing to be proud of to be able to convince a person that you are worth $2500 when all you are doing is inspecting a house....and anybody who does that should be ashamed since they are the used car salesman of the home inspection industry.

Your views may vary.

[Marc M]

Your views may vary.
Like the disclaimer. ;)

[Jerry Peck]

BS artist produce BS reports and it is nothing to be proud of to be able to convince a person that you are worth $2500 when all you are doing is inspecting a house....and anybody who does that should be ashamed since they are the used car salesman of the home inspection industry.

Your views may vary.

There is a reason you can chose between a Mercedes Benz, an Audi, a Lincoln, a Cadillac, a Ford/Chevy, a Toyota, or a Kia ... the Yugos fizzled, and for good reason.

Not all automobiles are the same, not all houses are the same, and anyone who continually thinks that all houses are the same probably l-o-v-e-s their ... Yugo. :p :)

And, yes, the "view" certainly does vary. :D

[Marc M]

Just a couple more of the stats I track:
Average miles (one way) per inspection is 18 miles.
11.6% of my clients were previous customers
9.3% came from my website
8.2% came from the ASHI website
24.3% came from referrals from past clients
46.6% came from other referrals, (friends, other inspectors, agents, etc)

Ken, do RE agents hand out a list of inspectors where you are?

[Ken Rowe]

Ken, do RE agents hand out a list of inspectors where you are?

It varies agent to agent. Some do not make any recommendations, some give the client three names, some tell them to use a specific agent. It usually depends on what their broker tells them to do.

[Marc M]

It varies agent to agent. Some do not make any recommendations, some give the client three names, some tell them to use a specific agent. It usually depends on what their broker tells them to do.

Just wondering...we're trying to get away from RE referrals and go directly to the buyer. Hard to do. It's weird out here, most buyers just do whatever the agent says.

[James Duffin]

Just wondering...we're trying to get away from RE referrals and go directly to the buyer. Hard to do. It's weird out here, most buyers just do whatever the agent says.

if you don't trust your agent you need to get another agent. There is no reason for a buyer to think the agent is trying to steer them wrong with a HI...no more than to think they are trying to steer them wrong by recommending a bank or insurance company. The only person who can do a buyer wrong is the inspector themselves and I don't understand why some HI do not trust themselves to do a quality inspection when a referral comes from a RE. The odds of getting a good inspection is better with a referral from a RE than it is going through the phone book and blindly picking out a name.

I can't help but think that the HI's who are dead set against RE referrals at one took took RE referrals and were the kind of inspectors who did a soft report and are basing their prejudice on their own experience.

[Marc M]

if you don't trust your agent you need to get another agent. There is no reason for a buyer to think the agent is trying to steer them wrong with a HI...no more than to think they are trying to steer them wrong by recommending a bank or insurance company. The only person who can do a buyer wrong is the inspector themselves and I don't understand why some HI do not trust themselves to do a quality inspection when a referral comes from a RE. The odds of getting a good inspection is better with a referral from a RE than it is going through the phone book and blindly picking out a name.

I can't help but think that the HI's who are dead set against RE referrals at one took took RE referrals and were the kind of inspectors who did a soft report and are basing their prejudice on their own experience.

Sorry James no offense, I just have to disagree with that. I'm not a REa basher but I know for a fact, that some agents here at least, refer based on how (not so) picky an inspector is. We have a reputation for being "too nit picky" (quote from several agents), so I do believe the agents do steer the buyer wrong. We are referred by hundreds of agents, and have been for many years now, so if there is one thing I know, its REa.
What I think is weird is how the REa adapt to a method of inspection and call it a standard. And even that varies from area to area.

[Ted Menelly]

if you don't trust your agent you need to get another agent. There is no reason for a buyer to think the agent is trying to steer them wrong with a HI...no more than to think they are trying to steer them wrong by recommending a bank or insurance company. The only person who can do a buyer wrong is the inspector themselves and I don't understand why some HI do not trust themselves to do a quality inspection when a referral comes from a RE. The odds of getting a good inspection is better with a referral from a RE than it is going through the phone book and blindly picking out a name.

I can't help but think that the HI's who are dead set against RE referrals at one took took RE referrals and were the kind of inspectors who did a soft report and are basing their prejudice on their own experience.


Sorry James. I have to agree with Marc. This board along with all others as well as the rest of the inspection community throughout the world will also disagree in varying degrees with your statement.

Every single inspector knows that there is in fact a fairly serous amount of Realtors that are in fact looking for the most trouble free inspector that there is out there. I am not talking of inspectors that lie or purposely do not write up certain concerns. I am talking of the line where you may write something up to cover your ass but stop at that point and make absolutely nothing about it. When in fact there should have been a bit more detial and expression of stronger concern about the concern.

How can you possibly miss the endless talk of Realtors that say this or sway that over and over and over on this board and all others.
Do you really think that these folks are all exaggerating, giving felonious comments of so many Realtors. Do you think for one second when I make a statement such as " Well I wanted to get here early to explain to you how my inspector writes this and writes that and makes no big deal of anything and this is and that is grandfathered" etc etc etc" that I or others that make these statements are doing so for what ..... attention or something." Or, "This home is a Hud foreclosure and "WE" only want to know of the big things wrong in the home" meaning keep all the little things to yourself (what ever the little things mean). By the way. Who is we? My client hired me over the Realtors inspector referral because HE wanted to know everything there was about the property. Not just the big things. This woman approached me to tell me this. Making sure she giot to me before the client to explain how things are and should be. For her sake and the sake of the sale. I can give you hundreds of accounting's from countless inspectors that have experienced this on an ongoing basis their entire career.

It is not a matter of an inspector "trusting himself" It is a matter that these realtors will run into just the right inspector to further there on financial gain at the expense of their clients.

I recently had a top agent in the area that pushes a serious amount of property say to me after she got the report "How could you possibly have a 22 page report on this home? Did you have to write all that? After all, the home is a lovely property."

The report to large at 22 pages that had a good bit of pictures :confused:

Did I have to write up so much on this lovely property :confused:

James. You are either so blessed that you just absolutely never hear of this in your group of Realtors that Give you all your work or ????? I am not sure what the or would be.

The problem is massive and has been for all time. To just say "Just don't take referrals from that Realtor :eek: does what exactly? Brush it off to someone that will do their bidding?

I know that you are not so isolated in life where you do not hear or see the multitudes write of the ongoing referral problem between Realtors and Inspectors.

No, it is nothing like referring a contractor to give a proposal for work. There will be at the least one other contractor giving prices for the same work. At least one from the buyer and one from the seller.

One of the inspectors on here, Steven gave an accounting another inspector that the Realtor dragged kicking and screaming back to the home he inspected to defend his non writing and softening of the report that pulled him in the basement and said "I am sorry (it was more a confession to a priest) for my sins (embellished) but I am just trying to survive and feed my family.

I guess that one account of the multitude he and everyone has is all just foolishness.

You get all your work from Realtors and have a family member who is a Realtor (if I remember correctly). You may be somewhat isolated but I know you are not blind and deaf or you would not be an inspector.

There is a brand new (a year or so) inspector here in Texas that has a wife in the marketing realm and the last several years of being in sales and marketing was in the Real Estate industry. After that year or so they are looking to higher on an inspector due to the heavy flow t of work they have in an area were most inspectors talk of things being relatively slow. I am quite positive they never hear anything of this either.

I am also quite positive that the longer lived good inspectors that have been relatively busy throughout there inspection career in that area have suddenly done something wrong to start losing those referrals.

Oh yes. Marc gets most of his inspections from Realtors. He stated hundreds of Realtors refer his company.

Why is it that he wants to get away from his bread and butter? Just to throw money away? Hmm, I wonder :confused: I guess he must know of the influence Realtors try to put forth and the looks of possible influence the Realtors could have over the process.

Also, I guess all those millions of businesses that are getting all there work from the normal realm of advertising all suck as well.

Oh well. Its Sunday

No more griping for the day and bless you all.

[Marc M]

We're the last line of defense for unsuspected buyers, IMOP, We have a huge responsibility to serve our clients, and they place so much trust in us all. It's just a shame that some agents who are also there to serve, put money before their responsibilities. For me, it's just getting old.

[Ted Menelly]

It sucks to be all smiley and nice even if you do not like the person. Especiay if they have nothing to do with my inspection and the ultimate outcome of the decision from the buyer to buy or not other than trying to negotiate and add into addendum to the accepted offer to purchase.

It is not the Realtors Inspection. I am not assisting the Realtor in the sale of the home as others say they are, even if they do not mean it in a bad way. I am assisting the Realtor with absolutely nothing.

To be a "Realtors Vendor" negates you as the Clients Inspector. Well, it does for me anyway. I lose Realtors faster that I get them. I refuse to add anything, exclude anything, soften anything, including niceties, to someone I do not like or want to put up with or if I find them less than upright for their client.

[John Dirks Jr]

Not sure of my overall average but my rates are up $50 per. Still filling my small part time schedule without a problem.

[Ludwig Maxwell]

Here in Tampa Fl with 3 schools pumping out newbies for some time with no regard to the market sustainability has made it very hard for inspector in this regent.
With in4 counties or 60 mils we have over 850 state certified Inspectors and I still receive calls asking if I am state certified LOL. I will let you think about whey realtors or using ______.:confused:

One realtor told me I did not know inspectors must be state certified he is just a friend of a friend.:cool:

This has pushed our price down.:mad:

Ludwig

Tampa Bay Home Inspections | Tampa Home Inspector - Divinity Inspection Service, LLC - Ludwig Maxwell, Owner (http://www.divinityinspectionservice.com)

[Marc M]

This has pushed our price down.:mad:

Ludwig

Tampa Bay Home Inspections | Tampa Home Inspector - Divinity Inspection Service, LLC - Ludwig Maxwell, Owner (http://www.divinityinspectionservice.com)


You bet it does..

[James Duffin]

We're the last line of defense for unsuspected buyers, IMOP, We have a huge responsibility to serve our clients, and they place so much trust in us all. It's just a shame that some agents who are also there to serve, put money before their responsibilities. For me, it's just getting old.

That is why when you are referred by an agent you have the opportunity to help the buyer regardless of the ethics of the agent. You may not get another job from the agent if they are unethical but that is OK too. If you are a honest inspector...turning down the inspection because it is an agent referral helps no one but the agent if the agent is unethical.

[Marc M]

That is why when you are referred by an agent you have the opportunity to help the buyer regardless of the ethics of the agent. You may not get another job from the agent if they are unethical but that is OK too. If you are a honest inspector...turning down the inspection because it is an agent referral helps no one but the agent if the agent is unethical.

For sure...we've nixed a bunch of agents this year.

[Ted Menelly]

For sure...we've nixed a bunch of agents this year.

And the resdon you nixed them.

Good for you, but unlike what James truly believes, it solves absolutely nothing. Next inspector in line please.

That is why there should be no ................. Well, you know the rest.

[Marc M]

And the resdon you nixed them.

Good for you, but unlike what James truly believes, it solves absolutely nothing. Next inspector in line please.

That is why there should be no ................. Well, you know the rest.


Ted,
We nixed some of them for living up to their bad reputations.."he's too picky, he goes out of his way to find things, he's a trouble maker, he cost me my commission"....
And oh yea, you nailed it, "Next inspector please".

[Ted Menelly]

Ted,
We nixed some of them for living up to their bad reputations.."he's too picky, he goes out of his way to find things, he's a trouble maker, he cost me my commission"....
And oh yea, you nailed it, "Next inspector please".

Marc

Follow the link here and read the comments all before Bobs blog. Especially the one directly before Bob, being Holly. Read the whole post and pay special attention to the end of it.

And what else will her inspector do???????

How Do You View Home Inspections? (http://activerain.com/blogsview/2644249/how-do-you-view-home-inspections-#10739868)

[Marc M]

Marc

Follow the link here and read the comments all before Bobs blog. Especially the one directly before Bob, being Holly. Read the whole post and pay special attention to the end of it.

And what else will her inspector do???????

How Do You View Home Inspections? (http://activerain.com/blogsview/2644249/how-do-you-view-home-inspections-#10739868)

Wow, that was a good read. That Bill/William guy was spot on. He says it all very well.
Fantastic.

[Ted Menelly]

Wow, that was a good read. That Bill/William guy was spot on. He says it all very well.
Fantastic.

Another agent and another reason

"As a buyers agent I want to see it all, with that said, I want to control the communication with my client on the summary, I do not want the inspector to kill the deal for me when they blow it out of the water. In the beginning I explain to my buyers that the inspector sees a shack and he is hired to find it all. That way they are prepared



As a listing agent, do not give me the BS small stuff you want to negotiate hit me with large items if any."

And the list is relentless. It never stops. I try to be kind and friendly and explain all these reasons and so many wish to blow it off. Why????

Because they live off of the Agents and feel they would be out of a job if they did not get referrals any longer. Little do they understand, all the inspections would still be out there. They would just be had like any other business on the face of the planet

I want to control

I want to be in charge.

The inspector sees a shack and blows it out of the water

My poor clients are overwhelmed and I must take charge and help them ......... to make my 5,000.00

They are grown ups and can find their own inspector just like they find the electrician to replace a panel. A garage to rebuild the lower end of their transmission. The lawyer to sue an inspector etc etc etc.

There are practically no Realtor Inspectors that want to see referrals go away. They want to be part of the sales teem. They want everything to go smoothly and let the Realtor take charge of the report after the inspection and let the Realtor decide what is best in the way of repairs for the client.

I love how the one female agent says

"I generally use two different inspection companies and assign them on their strengths."

She assigns them. You just have to love it!!!!!!!!!!!!!!!!!!!!!!!!!!!!

Or

"So, I choose the ones who can get their point across without causing heart failure." Are you kidding me!!!!!!!!!!!!!!!!!!!!!!

Or

"I think you are smart to have different inspectors for different clients; it is important to know who your clients are." They are not the Realtors Inspector. When will they get it. SHE has different inspectors?

I have seen many many many of these kinds of postings by Realtors but this one has to take the cake in the recent past history.

Time for bed for another long day tomorrow.

[Marc M]

Another agent and another reason

"As a buyers agent I want to see it all, with that said, I want to control the communication with my client on the summary, I do not want the inspector to kill the deal for me when they blow it out of the water. In the beginning I explain to my buyers that the inspector sees a shack and he is hired to find it all. That way they are prepared



As a listing agent, do not give me the BS small stuff you want to negotiate hit me with large items if any."

And the list is relentless. It never stops. I try to be kind and friendly and explain all these reasons and so many wish to blow it off. Why????

Because they live off of the Agents and feel they would be out of a job if they did not get referrals any longer. Little do they understand, all the inspections would still be out there. They would just be had like any other business on the face of the planet

I want to control

I want to be in charge.

The inspector sees a shack and blows it out of the water

My poor clients are overwhelmed and I must take charge and help them ......... to make my 5,000.00

They are grown ups and can find their own inspector just like they find the electrician to replace a panel. A garage to rebuild the lower end of their transmission. The lawyer to sue an inspector etc etc etc.

There are practically no Realtor Inspectors that want to see referrals go away. They want to be part of the sales teem. They want everything to go smoothly and let the Realtor take charge of the report after the inspection and let the Realtor decide what is best in the way of repairs for the client.

I love how the one female agent says

"I generally use two different inspection companies and assign them on their strengths."

She assigns them. You just have to love it!!!!!!!!!!!!!!!!!!!!!!!!!!!!

Or

"So, I choose the ones who can get their point across without causing heart failure." Are you kidding me!!!!!!!!!!!!!!!!!!!!!!

Or

"I think you are smart to have different inspectors for different clients; it is important to know who your clients are." They are not the Realtors Inspector. When will they get it. SHE has different inspectors?

I have seen many many many of these kinds of postings by Realtors but this one has to take the cake in the recent past history.

Time for bed for another long day tomorrow.

I guarantee this thread could go on for days on this issue. I just recently had an agent call me prior to showing up and tell me how he was double ending the deal on 1Mil and needed the money, so what ever I could do to help he would appreciate by telling all his friends about me.:eek:

[James Duffin]

So you have two choices. You can either cancel the inspection and leave the buyer to the mercy of the unscrupulous RE or you can go do the inspection and do your best to help the buyer know what they are buying. Based on your other post I suspect you canceled the inspection.

[Marc M]

So you have two choices. You can either cancel the inspection and leave the buyer to the mercy of the unscrupulous RE or you can go do the inspection and do your best to help the buyer know what they are buying. Based on your other post I suspect you canceled the inspection.

I actually did the inspection and upon completion and based on my findings, the buyer chose not to buy the house. Haven't heard from the RE, yet.;)

[Ted Menelly]

Or, and there always is an OR. Everyone could choose to put and end to this and work towards Realtors being out of the inspection business altogether. Then we don't have to worry about the Realtor that really needs this deal to go thru. He won't have another inspector to go to the next time. Instead of shuffling him down the road to the next inspector because he would be out of the inspector referral business.

Everyone of those Realtors in that blog would be out of the Home Inspector referrals business and they won't have inspectors that are part of the SALES team.

Ignore the Realtor (that will stop it)

Refuse the inspection (that will stop it)

Do the inspection as you should and he won't use you the next time (that will stop it)

Report the Realtor (yeah, like that will work and stop him) Do you have a signed confession?

[James Duffin]

I actually did the inspection and upon completion and based on my findings, the buyer chose not to buy the house. Haven't heard from the RE, yet.;)

Good for you.... :)

[Frank Adame]

I lost two jobs to two other inspectors who underbid me by $100 each. I quickly found out they both had inactive licenses. I then called a meeting with three other local inspectors with the idea to write a letter to five area realtor associations. This letter would be a request to include a warning in their monthly realtor newsletters about checking for valid inspector licenses. I got two associations to publish this request (14,000 combined realtor membership). I never did hear back from the other three inspectors.

I also worked for six months with one association about abolishing the cbs code requirements for us in this area. This time, together with two other inspectors, we did it. We have been cbs-code free for one year this September 25th.

My point is this: Working with local realtor associations to acheive something for all of us does work. I have been trying to figure out how to get more out of them. There has been a multitude of christmas wishes here so far. The tricky part is trying to get in with a trojan horse. Any thoughts?

[Randy King]

Robert makes some good points, but after being in the inspection industry for some time I guess I may be a bit more skeptical of what is actually possible or achievable on a national or industry level. It would be nice to see the industry rise up together and create a level of professionalism to that of others and demand the fees that we all feel we should be getting but I just don't see it happening, and maybe this is the thought of many of those that have been around the block for awhile and ultimately the problem...just me speculating I guess.

With regards to real estate agents, I personally don't see why there is so much vitriol in the inspection industry and quite honestly I have never fully understood it. In ANY industry you are going to have unethical and un-professional people. Now this may be more of a prevelant factor in certain industries especially those that involve financial gain, commissions, or sales etc. but I think people are mistaken if you don't think you would encounter this in other avenues of work.

With that being said, I like many others have certainly encountered agents and even entire offices which have been quite difficult at times or even un-ethical but I have never and will never let it affect my business practices or image. What I do is simple, distance myself from those that I have worked with that I feel are unethical. This has worked well for me over the years and to be quite honest I have specific individuals and even entire offices real estate, mortgage or other that I will continue not to work with because I feel there is a bigger risk than what I could ever financially gain. Now, I am not unprofessional or rude to them at anytime but will simply be too busy or not have a timeline that works for them or their clients to prevent having a business relationship.

Now on the other and more positive end of the spectrum I have some great and downright awesome real estate agents that I have created relationships with over the years that are truly good at what they do and would never be unethical. These agents are the ones that recommend what they feel is in the best interest of their clients regardless of the outcome of their sales and are typically the ones that are doing the best in their respective marketplace. In addition, they also understand the benefits of a truly professional inspection and that the relationship between the inspector and realtor is a symbiotic one. This is a place I personally feel more of us should be at. It has been in my experience that the unethical or bad real estate agents, mortgage people, contractors and even inspectors will and eventually do run themselves out of business..as they say, the truth will eventually come out.

Now back to my original skepticisim after all my ranting; I just don't see the industry actually bettering itself anytime soon; I personally feel like there is too much competition and too many national orginizations that have members that feel like they are better than the next guy and aren't willing to work together or make change, I wish this were different but it's just how I feel. This is something that I have come to grips with and while and it is my conclusion that the best thing an inspector can do is better themselves and raise themself up to a level that is nearly unabttainable of those surrounding him/her.

Essentially, being the best you can be in your market and making sure others know YOU are the local expert. When that level has been achieved you can demand a much higher price and will ultimately have a better client base and will probably find that things are really what you make it. ;)

[Darrel Hood]

I think Randy nailed it. Well said.

My observation is that home inspectors have adversarial feelings for almost everybody in related industries including realtors, brokers, every kind of construction/repair contractor, homeowners, home buyers, lenders, insurance companies, other inspectors, AHJs, and on, and on, and on. The evidence for this is in myriad places in this forum. I can't help but believe this collective attitude of disdain is harming our ability to do business well. Randy's statements apply for many more people than just realtors.

[Ken Rowe]

Well said Randy. Unfortunately somebody on here will take partial quotes from your post, add additional wording and attempt to make you look foolish. Which is unfortunate.

[Randy King]

Thanks for the comments gentleman. Now if we could only get everyone with such level-mindedness and understanding to join together we could actually make some positive change!

Robert - Like the stats at the end of your post, it is a very accurate picture as to the number of real estate agents to inspectors, and for those inspectors who are indeed keeping track of your sales and origin, a good predictor as to what you might actually be able to achieve for referrals from your "average" real estate agent.

Ken - Nice to see a fellow MN inspector, hope we get the opportunity to chat some day and bounce some ideas off each other. I'm sure someone will deviate my meaning of the post but it will only be to their loss. Unfortunately, to many inspectors get caught up in the "inspection-side" of the business and forget or just plain don't know how to effectively run a business.

[Ted Menelly]

Perfectly stated (IMHO), Darrel.

Being adversarial is actually a very common symptom of industries, and the people who work in them, that want to prove to their part of the world that they have "worth" when working so symbiotically with other industries that are perceived to have more influence and prestige.

Basically, there are those in the inspection industry who are trying to create an air of prestige for themselves by tarnishing the prestige of real estate agents and their industry. This tactic is as old as mankind. "Make the other guy look bad so I don't have to put as much work into myself to make me look better than I am." It's almost a self-loathing issue for some inspectors.

In order for the inspection industry to grow, it's almost as if inspector on an individual basis need to let go of the "hate" and not succumb to the dark side.

Honestly, some inspectors who have a hard-on to berate and defame agents and the real estate industry over some bad past experiences (or isolated bad experiences) need to get over it. This industry will never be perceived as a "professional" industry until its operators start speaking with a professional tongue and performing professional deeds. Talking badly about other with who you work so closely (agents) is simply not professional no matter how many bad experiences inspectors have had with jack-ass agents.

There are 2.3 million licensed realty agents with about 500,000 selling 2 homes per year.

There are 90,000 inspectors with about 46,000 self-employed and only 18,000 of them working on a regular basis whether full-time or part-time. As an inspector, you are bound to run in to a disproportionate number of jack-ass real estate agents who ARE NOT representative of the overall real estate industry.

Bottom line to some: GROW UP AND GET OVER IT.

Bottom line to all: This industry has room for leaders in so many areas. Put aside your prejudices and be one. Please...for God's sake...be one.


Oh well, here goes. I well keep it short.

This is one of the most ignorant posts you have ever had on here.

You are a marketer that markets to Inspectors to market to agents. Why on earth would you say anything different.

You also are calling every single inspector that has ever posted the bull from realtors ignorant fools and to grow up and get over it

Prejudices, against Realtor. Bull. Only prejudice against Realtors and the massive quantity of Realtors that try to sway home inspectors and if they don't sway them they hunt around until they find one they can sway.

Randy. Ken was right. I will take a very direct quote from you and I am quite sure this is the quote I would have picked. Listen to your own words and dare come back and say things should be as they are and all Realtors are cuddly kittens. All you have to do is not inspect FOR THEM.

"With that being said, I like many others have certainly encountered agents and even entire offices which have been quite difficult at times or even un-ethical but I have never and will never let it affect my business practices or image. What I do is simple, distance myself from those that I have worked with that I feel are unethical. This has worked well for me over the years and to be quite honest I have specific individuals and even entire offices real estate, mortgage or other that I will continue not to work with because I feel there is a bigger risk than what I could ever financially gain. Now, I am not unprofessional or rude to them at anytime but will simply be too busy or not have a timeline that works for them or their clients to prevent having a business relationship."

Now. I am not being rude or unprofessional or unethical

But are you kidding me or what. Work together and solve what.

Level minded. Not in the slightest. You are ignoring the situation altogehter with an extreme blind eye and so what if there are hords of agents and offices out there that are unethical. Why not keep them around in the business of referring inspectors. I see no reason to change a thing. So wht for all those unsuspecting home buyers that are getting screwed over.

Un absolutely believable

I am done. Randy and everyone else posting about there being no problem, just ignore it, turn a blind eye, don't inspect for them, move on to an ethical Realtor that you can work with and damned be the inspector that will work on an everyday basis with those unethical Realtors and damned be those home buyers. Not my problem.

You folks need no one like me around. You make my case for me every single time you post.

On that note. You folks have a wonderful Christmas and a very happy and prosperous New Year.

[Randy King]

Ted, you obviously have a different opinion and are entitled to it, but lets not be mistaken I didn't say and don't think ALL realtors are cuddly kittens nor am I having a blind eye to the situation in fact I RECOGNIZE the situation and limit my exposure to those who I prefer to not work with and NEVER do I comprimise the duty I have to my clients; I think you need to read the post more carefully, but thanks for putting words into my mouth. The reality is that you will NEVER completely erase everyone you don't like working with in the real estate transaction or any workplace for the matter. It is the people who learn tolerance and display professionalism above others who will succeed and thrive and leave the others in the dust.

The thing you quite obvisouly aren't open to or don't undertand is that every market is different and every inspector's experiences with realtors and other real estate professional's in THEIR OWN market is going to be different. For example I have very small communities that I service and larger ones, generally speaking the small community agencies are extremely friendly, very ethical and help everyone they can to their fullest abilities because if they don't the whole town will hear about it and they will be out of business quicker than you can say gone. I would never claim to think I have had your experiences or any other inspectors for the matter, but you can't speak for MY marketplace. Is it not possible for there to be any ethical and professional agents out there? Is it right for me to speak about your experiences with agents or the market you service? I don't think so, I only intend on continuing to be professional, treating everyone with respect and actually realizing what is feasible in progressing this industry forward. I think if people could be more open to each other and have more constructive discussions as opposed to being hyper-critical maybe more could actually be done in this industry.

With the being said, I have a business to tend to and grow and I hope you as well as others have a good and most of all safe Holiday! Good luck inspecting. ;)

[Ken Rowe]

Don't worry about it too much Randy. I once said, "I assisted (ethical) agents in protecting the client". Ted turned it into me saying, "I assisted agents in selling the house."

By the way, I inspected a 3100 sq ft, 120 year old 4 plex today. Charged the client $500. Talking to the client after the inspection and found out he had spoken with another inspector and was quoted a price of $250. This inspection took me 5 hours, was 92 pages long and included 55 photos. What would he have gotten for $250???

[Ted Menelly]

Gentlemen

I read all and always read all.

You folks are certainly entitled to your opinions.

Ken is right again. he did say assist but it was more of he assists the Realtor in the home sale or almost exactly that. I was not the only one to bring that to his attention and he also says the exact same thing you do. If they are unethical, don't work with them and they do their thing and he does his thing.

As far as you Randy. If I interpreted something in that paragraph that I quoted of your wrong I am surely apologetic. Fact is I believe I interpreted it right on. You do your thing and what they do has nothing to do with you..

I would also surmise that if you were to lose Realtor referrals because they were banned from doing so I believe you think you would be out of business tomorrow so you would never want them to go away.

Ahead of me right now I have 2 tomorrow, 2 Friday, unfortunately 1 on Saturday morning which I did not mean to do on Christmas eve, One on Monday and one on Tuesday.

Not one came from a Realtor referral. You only need about a million Referring past clients to keep constantly busy and I am still working on my millions so I have bad days and yes bad weeks. It can be done with out Realtor referrals. I do have 2 later on next week that are Realtor referrals. Imagine that. No, I dont hate Realtors.

I just hate this unabashed self indulgence with ones self and not even realizing or caring that their thinking is quite askew. Take another look. Check it out and then open a real "level minded" discussion on the matter.

How Do You View Home Inspections? (http://activerain.com/blogsview/2644249/how-do-you-view-home-inspections-#10739868)

In case you missed it. If you think there is nothing wrong with this that almost all the Realtors in this little tiny blog are out for themselves and they will show everyone including the buyer what is what and control everything. I just have no more words in this matter. I know I know, Thank God.

If you said the thank God to the thank God part then you never wanted a "level minded" discussion about anything. Just keep on keeping on.

[Marc M]

Don't worry about it too much Randy. I once said, "I assisted (ethical) agents in protecting the client". Ted turned it into me saying, "I assisted agents in selling the house."

By the way, I inspected a 3100 sq ft, 120 year old 4 plex today. Charged the client $500. Talking to the client after the inspection and found out he had spoken with another inspector and was quoted a price of $250. This inspection took me 5 hours, was 92 pages long and included 55 photos. What would he have gotten for $250???

Hey Ken..how long did it take you to do that report?

I just did a 3100 sq ft 70 year old house +pool+ crawl for $750, however, the report was 136 pages and took over 8 hours, 200+ photos. I understand my report program sucks which is why were changing it, but still, I feel like I got underpaid for that by $300. Unfortunately it's the going rate in Malibu for whatever reason.

[Randy King]

Ted, nice to see a more pleasant response. I would however have to agree to disagree, which there is certainly nothing wrong with. Your assessment of my orginal post however is not "right on". I don't do my thing and they do theirs; as I stated before I fully recognize the situation and understand completely the problems unethical agents can cause for everyone in a transaction which is why again I distance myself from those that I feel are unethical, if you read my original post that was essentially my point. My thought is, why all the vitriol and hatred toward the entire industry of real estate agents? I don't find that anyone benefits from that type of attitude especially when you are trying to run a business and I find it hard to believe that EVERY real estate agent is a bad person.

With the being said, the last thing I worry about is being out of business because of a lack of realtor referrals, actually that statement makes me chuckle. :D I come from a background predominantly in business and have always been a huge proponent of diversifying your business and marketing efforts and never putting your eggs in one basket and still abide by that idealogy today. As a matter a fact I think if agents were not allowed to refer inspectors I would have an easier job marketing my business and it would open up more traditional types of marketing mediums with substantially more effective results.

Lastly Ted, I think you need to be more open to others perspectives before claiming that someone else's point of view is self indulgent or askew. Backing your opinion in this thread on the basis of an Activerain post blog which is largely comprimised of real estate agents is quite laughable. Who do you think is going to respond? Also, when you are dealing with a controversial subject much like political debates you are always going to get some of the most opinionated people to repsond and try to be louder than the next person so their point is heard, for example look at some of the inspectors comments who responded to that original post after reading what the agents were saying.

Like someone stated before, this thread could go on and on. I'm out on this thread, everyone have a good Holiday.

[Ken Rowe]

Gentlemen

I read all and always read all.

You folks are certainly entitled to your opinions.

Ken is right again. he did say assist but it was more of he assists the Realtor in the home sale or almost exactly that. I was not the only one to bring that to his attention and he also says the exact same thing you do.


No Ted, this is what I've said:

post #24 of this thread http://www.inspectionnews.net/home_inspection/business-operations-home-inspectors-commercial-inspectors/26152-my-active-rain-post.html

Since you put your post back up, I'll respond to your response to me.



I've learned that my role is to inspect the house and relay my findings to my client. In the process I am assisting the agent with protecting the clients interest. The agents I get referrals from truly are trying to protect their clients. They don't want a soft report. In fact, they generally want a hard report so they can beat up the seller on the price.

This is the 5th time I've had to point this out to you. I don't see how you can translate that to "assists the Realtor in the home sale or almost exactly that". Read exactly what I wrote and don't try to read between the lines as you so often do. Just like you've done to the current active rain post you've been discussing. You sit there reading it with an already biased opinion and don't actually read the words in front of you. Then you pick apart every syllable until you can come up with something so out of context that it's nothing remotely similar to what the poster wrote just so it fits your agenda. You must be in politics.

As of tomorrow I'm on vacation for a week. So have fun at my expense. Merry Christmas.

[Ken Rowe]

Hey Ken..how long did it take you to do that report?

I just did a 3100 sq ft 70 year old house +pool+ crawl for $750, however, the report was 136 pages and took over 8 hours, 200+ photos. I understand my report program sucks which is why were changing it, but still, I feel like I got underpaid for that by $300. Unfortunately it's the going rate in Malibu for whatever reason.

My report was done on site, so 5 hours total. No pool, no crawl, no garage. I felt underpaid also. My point was I can't believe someone was willing to do it for $250. Plus, the other inspector lived 90 miles from the house. :confused:

[Marc M]

My report was done on site, so 5 hours total. No pool, no crawl, no garage. I felt underpaid also. My point was I can't believe someone was willing to do it for $250. Plus, the other inspector lived 90 miles from the house. :confused:

Wow..that's cool that you do it on site. I'd love to be able to do that but just too stuck in my ways, good for you.
I am always amazed with some of these guys willing to take on so much liability for no money.
You know what?, I've instructed my staff, when they are qualifying a potential client to "feel them out" with respect to ; are they more interested in cost or quality. If we feel they are mainly geared towards cost, we will actually refer them to a "flat fee" company who offers inspections for $199. No joke, since implementing this, our conversion rations have almost doubled. That is to say, we've been able to open a dialog with respect to costs and quality that otherwise may not have been available to us. It just takes an extreme example I suppose. I mean people really start to think when you are comparing $199 to $400+.
Funny thing is, I started because I was getting irritated that I was loosing out to "flat fee" companies.;)

[Ken Rowe]

Wow..that's cool that you do it on site. I'd love to be able to do that but just too stuck in my ways, good for you.
I am always amazed with some of these guys willing to take on so much liability for no money.
You know what?, I've instructed my staff, when they are qualifying a potential client to "feel them out" with respect to ; are they more interested in cost or quality. If we feel they are mainly geared towards cost, we will actually refer them to a "flat fee" company who offers inspections for $199. No joke, since implementing this, our conversion rations have almost doubled. That is to say, we've been able to open a dialog with respect to costs and quality that otherwise may not have been available to us. It just takes an extreme example I suppose. I mean people really start to think when you are comparing $199 to $400+.
Funny thing is, I started because I was getting irritated that I was loosing out to "flat fee" companies.;)

I was trained to do the report on site, so that's what I've always done. It's not for everyone. Keep in mind I can actually type 60 to 70 words per minute and all of my equipment is set up for extremely fast uploads to my computer.

When the client originally called me regarding the inspection we spoke a few minutes, I gave him a price then he asked why he should hire me. I told him because I wouldn't inspect the house to "code" and that he didn't want a code inspection. When he actually stated he did want a code inspection I explained that a code inspection was only addressing minimum building standards and does not address hazards such as aluminum wiring or Federal Pacific panels and explained each. He hired me. There were 5 Federal Pacific Stab Loc panels in the building.

He told me later that when he asked the other inspector the same question there was about 15 seconds of silence before the inspector said, "because I've been a carpenter for 20 years".

[Marc M]

I was trained to do the report on site, so that's what I've always done. It's not for everyone. Keep in mind I can actually type 60 to 70 words per minute and all of my equipment is set up for extremely fast uploads to my computer.

When the client originally called me regarding the inspection we spoke a few minutes, I gave him a price then he asked why he should hire me. I told him because I wouldn't inspect the house to "code" and that he didn't want a code inspection. When he actually stated he did want a code inspection I explained that a code inspection was only addressing minimum building standards and does not address hazards such as aluminum wiring or Federal Pacific panels and explained each. He hired me. There were 5 Federal Pacific Stab Loc panels in the building.

He told me later that when he asked the other inspector the same question there was about 15 seconds of silence before the inspector said, "because I've been a carpenter for 20 years".

I guess that's one way to do it... let them talk the client out of using them.
You're website looks good, nice report too.

[Ted Menelly]

OK Ken

OK Randy

I will stop talking or getting anyone to talk about the Realtor concerns. We will just choose not to discuss it from now on. We will all just agree that there is a problem and it is extremely wide spread. We will all just market Realtors and choose to ignore and not take referrals from the countless unethical realtors.

After all. What is the point. For every man that brings it up there will be those that try to squash it as fast as it comes up.

Try to work together on the problem and how to solve it? I think not. When the discussion goes in the proper direction it dies quickly because it is hampering income potentials and the protection for the right of realtor referrals takes place.

If anyone at all wonders why a group of people cannot work toward the goal that they no should be worked towards? This is the finest example.

It is called money.

Countless threads and countless sections of other threads have been started that had to do with countless realtor invasions on the ethicality of realtors. Everyone starts out with. Yeah, I got a story for you. Then a few try to start a dialog. Then a few folks get into the protectionism thing and all realtors are not bad and everyone backs off because they do not want to get into the Fray. I don't blame them.

Yes Ken. That is what you said. Now put everything else you said together with that over time??????? Yes Ken. What I said is what you said.

We can now dismiss one another and get to other topics.

Did I do that right?

Seriously, and I mean it.

Have a very wonderful Christmas and a Very happy New Year.

[Ken Rowe]

Yes Ken. That is what you said. Now put everything else you said together with that over time??????? Yes Ken. What I said is what you said.


Let me get this right. I said, "In the process I am assisting the agent with protecting the clients interest." So you decided to turn that quote into "he assists the Realtor in the home sale or almost exactly that." based on other things I've said? That's about the worst justification for an outright lie that I've ever heard. Sounds to me you changed the quote to fit your agenda.

I'd like to see "everything else" I've "said together with that over time" that made you come to this conclusion. Please post links.

[Bob Elliott]

Those inspection fees are a sad commentary on the return for what it takes to perform a professionally conducted property inspection when you consider the consummate knowledge, physical and legal exposure that comes with it.

Just made it to #14 on the thread so far but great comment sir.

[Bob Elliott]

Did not read through the entire thing however wish to state I feel the biggest issue with low prices is the knuckleheads posting prices on websites or other advertising as they are foolishly setting a standard and a very low one at that.

Thanks idiots and maybe we should all check every members site that's a member here and call them out if doing so.

Be proactive and do more than complain.After all that is all you guys do about this ,right,complain?

Is calling out a person adverting posting prices wrong?

Who's first???


(never see Doctors or Lawyers or even Agents posting them) wonder why?

[Marc M]

Did not read through the entire thing however wish to state I feel the biggest issue with low prices is the knuckleheads posting prices on websites or other advertising as they are foolishly setting a standard and a very low one at that.

Thanks idiots and maybe we should all check every members site that's a member here and call them out if doing so.

Be proactive and do more than complain.After all that is all you guys do about this ,right,complain?

Is calling out a person adverting posting prices wrong?

Who's first???


(never see Doctors or Lawyers or even Agents posting them) wonder why?

We have nothing on our site with respect to fees. Actually, there is a comment in one of our videos that I think, our spokesperson actually says we're going to be much higher than most inspection companies. Or something like that.

[Bob Elliott]

We have nothing on our site with respect to fees. Actually, there is a comment in one of our videos that I think, our spokesperson actually says we're going to be much higher than most inspection companies. Or something like that.

Glad to hear that Marc.
It means you are not part of the low inspection fee issue.

Sure you have the 5% forum posters that brag they charge $500 or more @ however the majority of us are in the $300-400 range for average home.

THIS is too low.

If the $500 guys start thinking about pulling up the average then they can go $600 or more.
Time to get involved, and maybe just calling out the price posters will be enough to start a chain reaction.

In most industries the older more experienced in a profession call the fee structure, but not in this one till now.

Newbies should not set prices like they do by posting prices to jump start their business.

Does everyone agree with me?

[Marc M]

Glad to hear that Marc.
It means you are not part of the low inspection fee issue.

Sure you have the 5% forum posters that brag they charge $500 or more @ however the majority of us are in the $300-400 range for average home.

THIS is too low.

If the $500 guys start thinking about pulling up the average then they can go $600 or more.
Time to get involved, and maybe just calling out the price posters will be enough to start a chain reaction.

In most industries the older more experienced in a profession call the fee structure, but not in this one till now.

Newbies should not set prices like they do by posting prices to jump start their business.

Does everyone agree with me?

Yea agreed, well said.

[Ken Rowe]

I guess that's one way to do it... let them talk the client out of using them.
You're website looks good, nice report too.

Thanks, I did the website myself and do all the maintenance. I use Home Gauge software. It makes a very nice report for the client, but you have to know the software like the back of your hand to enter things quickly. It works well for multi family homes. Very easy to add individual sections for each unit.

[Bob Elliott]

Thanks, I did the website myself and do all the maintenance. I use Home Gauge software. It makes a very nice report for the client, but you have to know the software like the back of your hand to enter things quickly. It works well for multi family homes. Very easy to add individual sections for each unit.

HG,HIP,3D are the top 3

Horizon and Report Host if online.

Being totally non partial in those comments as they come from watching every forum thread on the internet.(at least I try) :)

[Marc M]

Thanks, I did the website myself and do all the maintenance. I use Home Gauge software. It makes a very nice report for the client, but you have to know the software like the back of your hand to enter things quickly. It works well for multi family homes. Very easy to add individual sections for each unit.

Don't even want to talk about websites or maintenance. The guy who did our sites is good, expensive, but good. After a while I just got sick of paying $200 per hour for adding blogs articles or changing text, adding pics etc..
So we're looking for someone to maintain our sites. It's hard when you are website-illiterate.
We're changing from inspectvue to HI pro at the moment - still adding our comments.

[Bob Elliott]

Don't even want to talk about websites or maintenance. The guy who did our sites is good, expensive, but good. After a while I just got sick of paying $200 per hour for adding blogs articles or changing text, adding pics etc..
So we're looking for someone to maintain our sites. It's hard when you are website-illiterate.

Hey, anyone can create a website.
I bought my first computer when I started the business and never had any training or typing lessons in my life.

I now have 10 websites and my biggest producing sites are from when I had no idea what I was doing and they still look the same as then.
Feel free to email me or chat on G chat,phone ,whatever.
You just need a host that provides good templates that are user friendly.

The fact you are here posting says you have the skills needed.

[Ken Rowe]

I've learned basic computer language throughout the years, it's not really hard, just different, and not for everyone. However, it is time consuming. Not only to set up the web site but to optimize it so it constantly ranks high in search engines is an ongoing process. On average I spend at least 10 hours a week on my web presence, even if I'm not changing the web site.

[Bob Elliott]

You are doing it every time you post.

[Ted Menelly]

Don't even want to talk about websites or maintenance. The guy who did our sites is good, expensive, but good. After a while I just got sick of paying $200 per hour for adding blogs articles or changing text, adding pics etc..
So we're looking for someone to maintain our sites. It's hard when you are website-illiterate.
We're changing from inspectvue to HI pro at the moment - still adding our comments.

Seriously Marc. Call me. You will find out how truly easy it is and save yourself s fortune. Where you already have all your info it will be as easy as copy and paste to your own program. You need to know nothing for that. The technical end i can cover just from looking at your source code for titles and description and key words. The folks i use for the website builder and hosting make it as easy as hitting submit button to submit you site to the top folks like Google, yahoo, Bing, AOL, etc. You will never regret it and never look back and save yourself a fortune

Forgive spelling and such. At lunch on the cell

[Marc M]

Seriously Marc. Call me. You will find out how truly easy it is and save yourself s fortune. Where you already have all your info it will be as easy as copy and paste to your own program. You need to know nothing for that. The technical end i can cover just from looking at your source code for titles and description and key words. The folks i use for the website builder and hosting make it as easy as hitting submit button to submit you site to the top folks like Google, yahoo, Bing, AOL, etc. You will never regret it and never look back and save yourself a fortune

Forgive spelling and such. At lunch on the cell

LOL, good thing you said that. thought you were drunk.:D I'll get intouch after J-1.

Here's a story for you guys..
I just had a pretty interesting conversation yesterday with an agent. So I did this house overlooking the ocean last weekend. Nice huge house, expensive etc.. I ask the buyer where he got our number and he said the agents name who I've never heard of before. So anyhow, I call the guy on Monday to say thanks and see who he actually was. Anyhow, he's a big shot agent in 90210 that used to refer us a while back. So I ask...how come you stopped referring us... He answered, "You're too thorough".;) The house he referred me to was kind of a POS so I figured what..? He wanted to reduce his liabilities? Gotta love it.
Merry Christmas

[Ted Menelly]

Wednesday Am I was going to do an inspection but it got put off till Thursday AM. Anyway I called the Realtor to tell her the inspection was put off till Thursday morning and to give me a call if she hears any change. So, I get a call from the client that the inspection is definately back on Thursday AM and I call the agent because she is doing the scheduling. No answer from the agent so I just leave a message that I will be there at 8 .

Still no call from the agent but scheduled it anyway. Thursday am the agent calls me at 7:50 and says. I assume you are on your way to the inspection. I told her yes and she was rather abrupt and hung up.

I find out that she called "Her Inspector" on Wednesday evening and literally scheduled him to be at the property in the morning as well.

She had literally insisted that her client, which was my client three years ago and he called me to schedule this inspection, use her inspector. When the first inspection was called off and then she found out it was back on and called her inspector once agin to do the inspection. Totally ignoring the client and me. I talked with the client and found all this out when I was at the inspection Thursday morning.

This woman was so desperate that her Inspector be used and then I found out who the inspector was. You guessed it. Mr do nothing write nothing, no picture inspector. Hand written report that has three words for a concern. She wanted him so the deal would go right thru with out a hitch.The boldness and arogance to literally ignore the client, not answer my calls, schedule her own inspector when this is my client from three years ago and he called me to set up the inspection. Come to find out she did this for the Wednesday inspection and the Thursday inspection. I did not want to make things difficult for my client but did send a letter off to TREC ..... like that is going to do any good.


Just another story for you gents.

Have a great Christmas

[Garry Sorrells]

Ted,
You may have had some fun if you had made it a contest between the HIs. The one with the best report gets paid by the client and the loosing HI pays same amount to the winner. I know it is a sucker bet.

[Marc M]

Back to the thread...I was looking at my avg. inspection fee for larger houses and I didnt really have one. Our office bids the project by images of the structure and info from the clients. No images no price. I kinda prefer it that way actually. For example, I bid/booked a 3700 + Huuuge pool+ 1000 sq ft guest house no crawl for $950. So his agent freaked out and gave him a number of her inspector who he called and was $450 less then us, so he told us. I took him off the schedule because i didn't want to get into a pissing match, plus its an 5-8 hour inspection for us. A day later he called back to re schedule. No dice, so I gave him Tim Spargo's number...
Hey Tim, expect this call ...;)