Seattle

[TheKelvis]

Hi there, Redfinners! (Redfinites? Maroon Minnows?)

It looks like it's been a year since the last noob like myself has posted here begging for local Inspector recommendations. 

We're looking at inspecting a '60s era home with a septic system... (I know, I know... septic is usually a totally different specialized inspection) and seeking ridonkulously thorough reports to help curb our first-time-homebuyer-heebie-jeebies.  Trying to avoid throwing money at Angie's List as we're scraping wallets and surviving on ramen (things college prepared us for) to save necessary funds.

Medals of Valor & kudos await you and your nominees!

And naturally, Poe-like horror stories... "They found a still-beating heart under the floorboards!" are also welcome and encouraged.

Start your referral engines... GO!

[Ready-Set-List]

Reis Pearson of Inside Out Building Inspection is excellent.  Talk about THOROUGH... and also patient in answering detailed questions from nervous nellies.  (We were on the phone three times in the last few days lobbing back and forth ideas for a fairly inconseqential little nuance in plumbing code.)

I also really like Jim Breckinridge of Trillion Inspections.  Thorough, easy to talk to, has a TON of experience.  

I know a few brokers who use Reid Guthrie of The Home Detective and I've been impressed with his reports as well.

This is a very short list and I'm leaving off some people I will regret leaving off!  I work with a lot of home inspectors and there certainly is a difference between good ones and not-so-good ones.  Your broker should also have a few recommendations.  

The one thing a home inspector can't tell you is how much something will cost to fix.  So before you FREAK OUT, get an estimate for repairs.  Sometimes things that sound like a huge deal ("Standing water in a crawlspace- oh no!"  "Crack in the foundation- the horror!") may not turn out to be so scary or expensive.  Don't make ANY assumptions and good grief, do NOT think to yourself, "Oh, I saw them fix that on HGTV once and it only cost like $400..."

Oh-- and GREAT idea to get the septic system checked and you are correct that it would be a separate inspection.

Good luck & congrats on being so proactive and diligent.

Best,

Eleanor

[ChadDierickx]

Hi TheKelvis,

I'd definitely recommend that you consult different websites for recommendations, and ask your broker and others, but here are a couple with whom I've had great experiences. Our customers love them:

1. Dylan Chalk - Orca Inspections

2. Robert Wittenberg - Homefront Inspections

3. Keven Swartz - True North Inspections

As for septic, in my experience, the seller is responsible for having the septic inspected and pumped prior to closing; the buyer has a chance to review the inspection report for the septic. This is based on pretty limited experience with transactions involving septic systems (just 2) since I work primarily in Seattle proper, so double check with your broker and read your contract, but this has fallen on the seller in my experience.

Good luck! Let us know how it goes!

-chad

[oddman]

I would triple check that the seller is responsible for doing anything at all with the septic,  apart from legal disclosure.

Often punters will tell you xyz is responsible for 123, when it fact   all that really matters is the law and contracts.

I suggest check the contracts and consider does the price reflect the septic tanks and issues you may have down the road…

[TheKelvis]

Well, it's a short sale, so there's not going to be any give or take as far as the septic... it'll be all us.

[Bob_W]

We just finished a short sale on Fox Island, It was an all cash deal and still took 4 months. BofA qould not pay for anything and that was fine with us. We paid to have the septic pumped and inspected.

Small price to pay.

[James_A]

Had a very pleasant and comprehensive inspection by Jim Breckenridge yesterday. Will second that. 

[Ready-Set-List]

Just reviewed a report from True North and gotta say I was impressed!  The subject property has literally every single "ding" I could imagine and True North did a thorough job complete with infrared thermography.  (Thermography is very helpful in cases of water intrusion, leak detection, insulation issues, etc.)

[Sleepwalker]

I also used True North. He was thorough and the report is very easy to read and includes pictures.

[AdamMorrow]

2 outstanding home inspectors (no septic) are:

1. Chris Ugles - typically provides 40 plus page reports. Covers pretty much everything - great pictures, thorough explanations, prioritization of issues, recommendations and resources. Considered so good sellers are afraid of him: and

2. Dylan Chalk (previously mentioned) - thorough, patient, and knowledgeable. Hard to go wrong with Dylan.