Dear Mr. Azrael:
We are in the process of preparing our house for sale. We need the name of a reputable home inspection company to inspect our house. Could you provide the names of home inspection companies in Carroll or Baltimore counties?
Brian Jay McNamara
Westminster
Dear Mr. McNamara:
A home inspection by an experienced inspector has become standard practice in residential real estate transactions. The inspector makes an objective visual examination of the structures and systems of the home from roof to foundation.
A written inspection report notes the condition of heating, air conditioning (weather permitting), interior plumbing and electrical systems, roof, attic, foundation, basement and visible structure. If problems are found, the inspector may recommend further evaluation.
Typically, the homebuyer obtains and pays for the home inspection. A seller may obtain a home inspection before putting the property on the market, but the buyer may choose to get a second opinion.
There are a number of home inspection companies to choose from, but the state of Maryland does not require home inspectors to be licensed. There are no state-imposed qualifications. However, there is a trade association known as ASHI, the American Society of Home Inspectors, which might help you decide which company to hire.
ASHI has established standards for the minimum scope of a home inspection and report. ASHI states that its members have to pass written exams, must have performed at least 250 fee-paid inspections, and keep up-to-date with continuing-education credits. ASHI members in your area can be located on the association's Internet site at www.ashi.com. A membership list also can be obtained direct from ASHI by calling its headquarters at 1-847-759-2820.
Although a home inspection report can provide valuable information about the condition of a home, it is not a guarantee. The standard home inspection report limits the home inspector's liability to an amount not to exceed the fee paid for the home inspection.
Maryland courts have upheld this "limited liability" provision. In a 1993 case, a homeowner sued a home inspection company for $2,000 damages because of a defective roof that the home inspector had stated was in good condition less than a year earlier.
The Maryland appellate court ruled that the home inspector's maximum liability was $250, the inspection fee paid by the homeowner.
The Sun invites you to send Real estate questions to Mailbag. Questions will be answered by Jonathan A. Azrael of Azrael, Gann and Franz of Towson.
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Pub Date: 3/28/99