I'm one of the few home inspectors who will do re-inspections, and I do it for several reasons:
- Home owners can work on their own properties, but they still must do repairs correctly. Too often I find that the Seller stated that repairs were made, but they were not made properly.
- Home owners often will hire the least expensive person to make the repairs, which might also mean that he is the least qualified.
- A repair person might come out to repair, say, the water heater, and damage the furnace which is right next to the water heater.
- Everyone has to start somewhere in their chosen profession, so the person coming out to do the repairs might have just been hired yesterday.
- Repairs that are usually out of sight, out of mind, such as in the attic or under the house, quite often are not done, notwithstanding what the Seller states. There can be several reasons for this, of which the two most common are (a) the Seller actually didn't have the repairs done, and
(b) the Seller had the repairs done but the repairperson also believed in the "out of sight, out of mind principle" and didn't do them, or didn't do them properly.
If my Client moves in and finds conditions later on, Sellers and Realtors often say, "Your home inspector must have missed that," when, in fact, one of the above five items is what actually occured. It's highly unlikely that the Seller, or the Buyer, or either of the two Realtors, are going to crawl up in the attic or under the house to see if the repairs were done, and even if they did, how would they know if the repairs were done properly?
With so many things that can go wrong with repairs, the best person to check on those repairs is the third-party person who noted that they needed to be done in the first place: your home inspector!