Re-inspection

[David A. Keating]

Does anyone have an opinion, good, bad or indifferent about perfoming a re-inspection when the client ask for one?
I remember reading somewhere a long time ago an inspector had an opinion that his opinion was that it fell outside the scope of our work, (getting at the problem where if the work was not performed correctly or not to good wormanship practices there could be a confrontation with that trade) and put into a position between the client and that trade.

If you do, what do you charge?
Do you only offer an opinion verbally to the client, (and not in writing) to avoid the situation listed above?

Appreciate your thoughts of the upsides and downsides.

Thanks
Dave K.
http://www.denversbesthomeinspector.com

P.S. anyone interested in exchanging links, I'm looking for more. heres my content:
Denvers Best Home Inspection 
http://www.denversbesthomeinspector.com
Serving Denver, Parker, Castle Rock and the Entire Front Range

Please provide me yours in the same order.......THANK YOU!       

[Bob Elliott]

David , I offer free final walkthroughs on my websites and find only one in 20 will ever take me up on it.

No second report is done, so I relax and enjoy the experiance as I know this is going to be a very happy client in the end.

[David A. Keating]

Thanks for your input Bob!

[Jay Markanich]

Dave - I may not understand what you mean by a "re-inspection" so this may be worth 2 cents...
1.  I tell every client after my inspection with them that they can call me anytime.  They do, even years later.  That may be one reason that I get a lot of call backs for inspections years later.  My clients treat me like a consultant.
2.  Often people will call before or after doing something themselves for phone counsel.  If they ask me to stop by I do, but tell them it will be at a time I am in the area for another inspection, so not make a special trip.  I do not charge them.  I have gotten calls from the neighbors of home inspection clients and don't mind that.
3.  If they have work done professionally, I suggest they call me first to determine whether or not they will need a permit.  If they need and pull a permit, they don't need me to come back because the county reviews the work.  If the work is sizable but does not require a permit, I offer to come by if they would like, no charge.
4.  Very few people actually ask me to come by.  But they regard me as a resource and I want to maintain that long-term relationship because that translates into future work or referrals.
5.  If on an inspection a system is not on - no gas or no water - I will go back before settlement to inspect it, no charge.  Both clients and realtors like that a lot!
6.  This last Saturday I had probably my 10th inspection with a client.  She is an investor, but this purchase was for herself and her son.  She calls me often for info or referrals to tradesmen, talks often by phone with my wife, and has become something of a friend.  She has referred me many times to other people.  Every time I see her she has a different realtor, who watches me work and then becomes a client.  Realtors also like hearing me ask clients to call me anytime with questions or to pick my brain.  It hugely snowballs.
7.  Realtors also call me with questions about listings that have had inspections on or for clients they are listing.  I never charge for advice or even if I go to the house.  There is one firm that asks me to speak at their breakfast meeting for their "Eagle" club - top sellers - about twice a year (good food too!).  They want to know my take on the market or current trends, what I am doing differently in my inspections and so forth.  I make it a point to tell them to call me anytime or have their clients call me.  They always appreciate that.  And they call.  My goal is to make and keep a long-term relationship.  My very first realtor client, who called me October 1981, still calls.  I am featured on her website, and I'm on the "Diamond" list for her office.
8.  I get invited to a lot of Christmas parties and house warming parties!
9.  I get a lot of thank you cards in the mail!
10.  Not to sound weird, but the powers that be make sure you get paid back for what you give.  I find that I get paid back more than I give, so I try to give a lot.  It's like that cosmic Beatles line, "And, in the end the love you take, is equal to the love you make."  I think we will be remembered for what we do for others and not what we say.  In business, we can buy a lot of capital for a very small price.

If that's too much information you may smack me down!  I can take it...  If I totally missed the point lemmino!

[David A. Keating]

Jay,
No, you didn't miss the point, that was right on target and everything you said makes perfect sense. Like my late Dad always said, "what goes around, comes around". I, like you always tell clients to call me any time with any questions. This subject just came up when an older couple, who totally remodeled their old home to re-sell, and the general contractor had been a real pain to get the project done and there a quite a few issues, nothing real big, (short handrails, roof shingles not sealed down, double-lugged breakers and the like) so they really want me to come back when the items are complete. First time I was ever asked, so I'll do just as you suggest because I too believe things like that come back two-fold.
I really appreciate the time you took in your reply! 
Thanks again

[Gregory Scheer]

Jay,
You couldn't have said it better; and I hope to someday have developed my business into something just like yours.  I believe the same when it comes to giving and receiving and have experienced it in other matters.  That's awesome.
Greg

[Jay Markanich]

Thank you Greg - you gush, I blush...

P.s.  YOU can have anything you want in terms of your business.  "You are never given a wish without also being given the power to make it true ... you may have to work for it however."  Jonathan Livingston Seagull

[David A. Andersen]

 due to the distance of my service area, I can't afford to do this for free very often.

I do reinspection's a lot of the time. Generally if it is time sensitive and I have to make a special trip I  charge 50% of the original inspection fee and I  do another report. I know a lot of people do not do the report but I feel that documenting is as important as inspecting.

I reduced my fees if the client can be flexible and I can come in and reinspect during lunch or after my afternoon inspection one I'm already in the area. I generally charge about $95 for this.

I attempt to discourage reinspection of certified/licensed contractor repairs when it requires taking something apart that they have done to inspect it. When I touch it,   I could become the responsible party and possibly  void the repair warranty.

Often clients are not comfortable that the repair will be done correctly and hire me anyway (This is often the case when they are not impressed with construction quality to start with). They are informed that I am not there to evaluate the workmanship, rather that the issue which was reported in my inspection report has gone away, and new ones were not created.

There is always the chance of conflict with the trades. I answer calls frequently from electricians and HVAC contractors disputing my findings. Simply put, it's the clients concern and they need to do something about it. There is no way to overcome this because these guys truly believe that a home inspector does not know their job (which may be the case), but not in my case. If I reported the issue, it's an issue!

Advice over the phone should always be free and offered to your client. I tell my clients that they have free telephone support for the rest of their life after I complete the inspection! I always get a second look from that comment! Then I reiterate, "well, for the rest of my life anyway"! I get telephone calls all the time from real estate agents with problems that they don't understand. As I posted in another thread, making yourself "the answer Guy" for your client or a referring real estate agent is the most effective thing you can achieve when it comes to future referrals. When there is a problem, who  are they going to call? When they have work to be done  comments about those free telephone  assists always seem to make it to their clients.

A lot of inspectors do not like to work the realtor referral as they think they can't give an objective report and keep the real estate agent happy. I have only found one or two real estate agents that I refuse to work for because they are obviously looking for the soft report. When your report is objective and it is staged to help the client, the real estate agent as well as the homeowner (keeping things in perspective ) everyone can be happy (except maybe those trades people)    :-)

[Jay Markanich]

That's good stuff David... 

I always ask people to call me anytime, and they do.  Both clients and realtors.

We only have a couple of realtors on our "do not accept business from these" list.  Every industry has its unscrupulous.  I avoid them like a bad disease.

Another problem I have is the realtor who calls and schedules an inspection just to save a slot, knowing that I am busy and they may not be able to get that slot if they wait until after a contract ratifies.  We ALWAYS ask if the contract is ratified, or the electricity or water is on, etc., and often the realtor lies about it and reserves the slot.  Then they call to cancel because of a "contract problem."  Translation - they lied.  It is a problem I have not been able to overcome.  I don't have a lie-o-meter on my phone or in my ear.  This does not happen with regular realty clients, though.  Only the new ones - "Hey, Jay, I got your name from..."  I had just such a cancellation this morning!

I, too, try to be "the Answer Guy," but now that I know you are one - um, can I call anytime too?

[Dominic Maricic]

Jay,

I was chatting with Aram earlier and he's taking $100 deposits on inspections via his website. Maybe taking a deposit would take care of those types of agents who try to book a slot from you. At least you're guaranteed the $100 if they bail and would have the power to carry it over if you feel they are being honest about the cancellation.

[Jay Markanich]

Is good idea this.  I think now...

[Dominic Maricic]

Let me know what you come up with during your thinking

[William R. DeVries]

I tell my clients I am their consultant for life on the home I inspected and if they have questions or concerns (to jump in the lake) jus kidding
and I will swing by for coffee and see or discuss whats happening.
so far to date over 100 inspections two have called for added questions and a how do i get this wall removed and who is gonna do it.
both took a coffee and 20 mins tops.

When i have finished an inspection and their is work to be done, if the client likes I call contractors right there at the wrap up discussion and tell my contractor whats going on and then have them call my clients to finish the conversation, this way my client knows exactly what i said and they can go from there.

[William R. DeVries]

did a house a year and a half ago, looks like I will be there tommorrow for a coffee to see what the problem is, re-inspect something that has coe up since,
I get a coffee and he gets an answer, I get praised like all get out and am the super inspector for another year and a half till he calls ahain