By Robert Bruss
Tribune Media Services Writer

When I bought my first property 30 years ago, there were no professional home inspectors. Home buyers were at the mercy of the seller. I recall asking the seller lots of questions about the house. But never did I climb up in the attic or enter the crawl space under the house to inspect. It didn't occurred to me I should check the detached garage for termites or a cracked foundation.

Fortunately, all turned out well. I owned that house over 10 years before selling it to a neighbor on a lease-option. By then I discovered the garage was standing only because the termites held hands with each other. My buyers, who lived in the house several years before buying it, discovered it was in basically sound condition. They had the termites exterminated from the garage, which still stands.

If I were buying that property today, I would make my purchase offer contingent on approval of a professional inspector's report. As a result, I probably wouldn't have bought, considering its defects, which I learned about after purchase.

This new home inspection industry thrives on inspecting houses and disclosing defects so smart home buyers are aware of any undisclosed problems. Another inspection purpose is for home sellers to know what defects the home contains.

For example, several years ago I made a purchase offer to buy a run-down fixer-upper house at a bargain price. The seller accepted. But I included a professional inspection contingency in my purchase offer. I was especially worried about the crack in the fireplace which, the realty salesman told me, caused several other buyers to reject the run-down house.

I accompanied the professional inspector. He checked the chimney especially carefully, climbing in the attic to detect any problems. He explained the crack that looked so bad could be repaired for about $150 with special mortar and it wasn't serious at all. As a result, I bought that house at a bargain price, knowing the chimney didn't have to be rebuilt.

Check credentials

In most states, anyone can adopt the title "professional home inspector." Only California, Oregon, Minnesota and Texas minimally regulate professional home inspectors. It is a self-regulated industry. Many excellent building contractors, architects, engineers, and other experienced construction people perform home inspections for buyers.

There are several inspection associations. In my opinion, the best is the American Society of Home Inspectors (ASHI); it has the toughest standards for its members, who must pass exams and complete supervised home inspections. Being an ASHI member is not a guarantee of competence, but it indicates inspection competence. Members are listed in the phone book yellow pages under "Building Inspections" or similar heading. For names of local ASHI members, phone (800) 743-2744.

Accompany the inspector

When buying a house, whether brand new or a resale, include in your purchase offer a contingency for approval of a professional inspection report. The buyer pays for this report, typically $200 to $400. It's best to accompany the inspector to discuss the seriousness of any defects.

The inspector can explain any undisclosed defect discovered and its probable cost of repair. However, the inspector should not be in the repair business. It is a conflict of interest to recommend repairs and then bid on performing the repair work.

Professional inspection reports are valuable to home buyers for many reasons. The obvious one is to disclose defects. If the seller is willing to repair the defect, the problem is solved. However, if the seller refuses to correct the deficiency, the buyer can either renegotiate the purchase price or cancel the purchase under the inspection contingency clause.

Anticipate inspection pitfalls

Although I find professional inspection reports absolutely essential for residence purchases, my only complaint is all the weasel clauses in the inspector's report. They often say, for example, "The roof appears to be in good condition but consult a roof inspector for further information." That's why it is so important to accompany the inspector to get a verbal opinion of the roof's condition.

Since professional inspections depend on the inspector's competence and experience, don't hesitate to ask about the inspector's background. Most are very proud to explain their qualifications. However, be wary of any inspector who is not a member of ASHI or does not have equivalent competence.