Thread: re-Inspection Fees

I would appreciate hearing responses on how you all treat the fees on a re-inspection.

I did a new construction inspection about two weeks ago having been told the house simply had a few punch list items. When I got there, there was no HVAC system, the electrical fit-outs were a mess, the gas service wasn't on etc so I couldn't assess gas-fired items and the roof wasn't done.

I've already told the buyer I need to charge him something to come back out and he didn't squawk.

In hindsight (which I don't have a lot of as I am relatively new at H.I.) I probably should have left before I got started and told him I'd come back when it was more complete, but on the other hand he needed my report to give the builder to show what needed to be done.

What do you folks do in this case? Thanks. Mike A.

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Originally Posted by Michael Avis

I would appreciate hearing responses on how you all treat the fees on a re-inspection.

I did a new construction inspection about two weeks ago having been told the house simply had a few punch list items. When I got there, there was no HVAC system, the electrical fit-outs were a mess, the gas service wasn't on etc so I couldn't assess gas-fired items and the roof wasn't done.

I've already told the buyer I need to charge him something to come back out and he didn't squawk.

In hindsight (which I don't have a lot of as I am relatively new at H.I.) I probably should have left before I got started and told him I'd come back when it was more complete, but on the other hand he needed my report to give the builder to show what needed to be done.

What do you folks do in this case? Thanks. Mike A.

For that type of reinspection I would charge my hourly rate of $175 per hour. I also include a report letter (not a full blown report) of my findings for that fee. This is the same fee I charge if I'm looking at a roof or anything else in a home.

For a reinspection of a home that they want me to look at repairs of items I found wrong I charge half of the original fee and I require a receipt of the repairs by the licensed professional. No receipt, no inspection!

Thanks Scott. You raise some interesting points that I hadn't considered. I now feel like I have a strategy for dealing with this now and in the future.

M.__

My approach is a touch different than Scott P.

I would still do the entire property inspection and provide a report with all the items missing, broken, not completed, etc..

My fee for that inspection is still the full price quoted.

If the client wants me to re-visit and inspect the completed items/repairs, etc. my minimum is $150 or 50% of the original fee ... whichever works best for your business.

Consider this ... if you go to inspect an existing property after providing a quote for the inspection and you find that the A/C condenser has been stolen/removed ... do you charge "less" for that inspection? I don't think so.

You make a note in your report that the A/C condenser is missing/stolen and that you cannot test the A/C system ... but you still take the time to look at the EVAP coil and furnace and so on.

I would figure out how much time you feel your time and effort for a re-inspection is worth. I've had Realtors stick their noses in it, usually when a utility was found to be off, and gasp when I tell them what my fee to return is. Don't let them dictate what the "going rate" for a re-inspection should be.

In my neck of the woods, this could easily become a 3-4 hour investment in time when you consider travel time, inspection time (depending on the circumstances), and updating the report.

I charge minimum $300 + taxes for the 2nd visit.
Before the inspection, I have remarks quoted on the invoice : "Further inspection/visit requested by the client will be charged at $150/hour plus taxes (minimum charge 2 hours)". Therefore, no client ask for FREE visit or call for an unnecessary re-inspection.

95 for re-inspection up to 1/2 hour... then hourly after that. I'm picky about what I will re-inspect, though. For example, I won't come behind an electrician or other tradesman and won't come behind the seller and his drunk uncle who took a second whack at all the things they messed up the first time.

My guideline for a reinspection is that a problem has to have been repaired to a condition that I would not have written it up as needing repair in the first place. I charge half the fee that I charged for the original inspection.

Originally Posted by Matt Fellman

For example, I won't come behind an electrician or other tradesman and won't come behind the seller and his drunk uncle who took a second whack at all the things they messed up the first time.

That seems odd. On your first visit are you not coming in somewhere behind a contractor or "uncle"? Under what conditions would you make a second visit?

Originally Posted by Eric Barker

That seems odd. On your first visit are you not coming in somewhere behind a contractor or "uncle"? Under what conditions would you make a second visit?

Usually, to verify work in crawl spaces or attics or somewhere a buyer doesn't want to go. Or, most often it's to clear the pest/dry rot report for the loan (In Oregon HIs double as pest inspectors).

Yes, on my first visit I am but a specific area of the house isn't under a microscope like it is on a re-inspect right after it's been fixed. I don't critique an electrician or HVAC contrator because he's the specialist and I'm not going to argue with him (refer to the numerous posts on here with 200 replies about these exact arguments).

And, I generally won't re-inspect homeowner repairs because they're usually done wrong, they have no warranty and I'm not here to teach them how to do it right. I make all this clear with people upfront so I'm not put in "machine gun" phone call roundabouts and other crap wasting my time.

I've fantasized about just not doing re-inspections but it's just not practicle... mainly because of the pest/dry rot thing. But, over the years I have shaped them to minimize my liability and reduce the hassle as much as possible.

FWIW...in NC a homeowner can do work on their house as long as they get the proper permits if they are required. When I do an re inspection I am only verifying what was asked to be repaired was really repaired. I require the buyer to be there so they can be the judge as to whether the repair satisfies them or not if the repair is questionable.

Thank you all for weighing in. I appreciate that there is a forum like this to advance the profession and help the green horns like me.

I also feel a lot smarter on this particular topic having no experience on re-inspections.

M.__

I don't mind doing re-inspections. If the buyer wants to verify a couple repairs I charge a minimal fee. As others have mentioned I want to see receipts from the contractor.
However, I would not consider the amount of items you list as a re-inspection. For that much stuff I would also either view it and charge for it as a complete new inspection or do it hourly.

Mine are free so long as I dont crawl, no attic and limited to 15-20 minutes.

Originally Posted by Matt Fellman

I don't critique an electrician or HVAC contrator because he's the specialist and I'm not going to argue with him

I can understand that. Our situation around here is that the contractor is very often not very good at what he does. The problem I see with our not going back out is that the buyer is left with no one to help him confirm that repairs are correct. Receipts are great but I've seen way too many of them that are bogus - either the work was not done as documented or it is improper. In my opinion, if we point out a problem we should be willing to confirm that it was properly corrected when asked. Not doing so would seem to leave the client "high and dry."

I don't do re-inspections, period. I have already called out an issue to be evaluated and corrected by a licensed specialist. If I now go back out and give it my approval, then I am basically guarenteeing (sp) his work.. The senario: I reinspect a leaky water supply to a toilet. "Yes, the toilet water supply line is on, looks good, not dripping" etc etc. Now if it fails down the road, and the house floods, who are they going to call? Me!
I had something similar like that recently with a leaking water heater shut off valve. I called it out to be repaired by a licensed plumber. The seller had a handyman fix it about an hour after I left the property. The thing started leaking after the buyer moved in and he calls me thinking I approved the repairs. "No, I said, "my report showed I left BEFORE the work was done, so you better call the seller. Have a nice day". Time for a cold beer.

I understand Ken's point. I have a fair share of clients who ask: "what happens after the repairs are made, will you come back to inspect them?" If they press, I will offer to come back for a fee. Oftentimes, I'm seeing that the items were not addressed properly or at all.

I thought I had already posted this, but I guess not...

You should check with your insurance company to see if you are covered for re-inspections.

I'm pretty sure FREA does not cover them.

When things like utilities aren't on, I offer my Clients three choices to empower them in a less-than-ideal situation:

1. I can do what I can do today, but there's no discount because I've already budgeted my time to do a complete inspection. When I come back to finish the inspection, which requires more time, I'll charge $xxx (I always provide a firm quote good for 30 days).

2. We can postpone to a future date and I won't charge you for coming out here today. The charge for coming back is exactly what you would pay today if all the utilities were on. No additional charge.

3. We can postpone to a future date, and since we're so close to [the Zoo/Safari Park/SeaWorld/etc.], I'll take this [morning/afternoon] as a little mini-vacation since I work seven days a week, and go over there. You're welcome to come with me if you'd like and I'll play docent since I know the place so well.

A few days ago I had a Client choose option #3, and we spent several hours traipsing around the San Diego Zoo's Safari Park.

My re-inspection fee is half the original inspection fee, no exceptions.

Originally Posted by Russel Ray

When things like utilities aren't on, I offer my Clients three choices to empower them in a less-than-ideal situation:

1. I can do what I can do today, but there's no discount because I've already budgeted my time to do a complete inspection. When I come back to finish the inspection, which requires more time, I'll charge $xxx (I always provide a firm quote good for 30 days).

2. We can postpone to a future date and I won't charge you for coming out here today. The charge for coming back is exactly what you would pay today if all the utilities were on. No additional charge.

3. We can postpone to a future date, and since we're so close to [the Zoo/Safari Park/SeaWorld/etc.], I'll take this [morning/afternoon] as a little mini-vacation since I work seven days a week, and go over there. You're welcome to come with me if you'd like and I'll play docent since I know the place so well.

A few days ago I had a Client choose option #3, and we spent several hours traipsing around the San Diego Zoo's Safari Park.

My re-inspection fee is half the original inspection fee, no exceptions.

Comon now Russel...admit it. You dig it when #2 or #3 happens dont you..

Hey, Marc. I do, because it's the only time I get off. I work like he!! so that I can sock money away for the days in the future (coming up fast) when I'm no longer physically or mentally capable of working. I don't want to be on the public rolls at that point.

Originally Posted by Russel Ray

Hey, Marc. I do, because it's the only time I get off. I work like he!! so that I can sock money away for the days in the future (coming up fast) when I'm no longer physically or mentally capable of working. I don't want to be on the public rolls at that point.

Cant blame you buddy..Good to get that unexpected time off. I for one like it.