It’s the little things that make a difference. Going the extra mile can reinforce your good name as a leader in your home inspection market. But in some cases, too much opinion is a little too much.

How can you decide what to talk about and what to pretend you never saw? That’s easy: if a defect makes you uncomfortable, it’s probably worth mentioning. The difference is in how you frame it.

Manage Scope-of-Work Expectations Up Front

You know there’s a limit to what’s covered in a general home inspection. But your customers might not, even if they’re regular Angie’s List readers. That’s especially true if you’re working with a first time home buyer. Manage expectations on the front end with a thorough pre-inspection agreement, and customers will have fewer chances to feel disappointed.

Pre-inspection agreements don’t need to include Standards of Practice in full. That’s too much information. But they should explain that there’s a limit to your work.

For example, you can’t:

See what’s under flooring or inside walls Walk a roof that’s covered in ice Detect radon without specialized equipment Spot a plumbing leak if water isn’t present Guess the life expectancy of any system, such as roofs and HVAC systems Test an outlet that’s hidden behind furniture Inspect a crawlspace that’s flooded or too low to access

These exceptions might seem obvious to you. But if a homeowner moves in and later finds widespread mold under vinyl flooring or a whole run of dead outlets where a set of bookcases once stood, you might get a disgruntled phone call. Nolo suggests you could even face a lawsuit. Use your pre-inspection agreement to explain limitations.

Give Customers a Heads Up and They’ll Appreciate It

With all of that said about managing expectations, you’re not necessarily off the hook. If you see a problem that’s not within your scope of work, you still might mention it. That’s good business and it promotes goodwill.

For example, general home inspections don’t cover landscaping. But what if you climb out of your truck and notice a stately maple tree crawling with wood-boring ants? A word to the customer lets them call a tree specialist before the trunk gives way and 100 years of growth and girth lands on the house.

Some visible and accessible problems aren’t covered in any generalist’s Standards of Practice. So whether it’s a defective roof on an outbuilding that you won’t inspect or a leaky hot tub that’s not included in an inspection, a heads up is usually the right thing to do.

Use Reporting Discretion to Help Avoid Liability Complaints

As with most things, a little discretion goes a long way. So while offering information on a problem that’s not covered in the inspection, be careful about using your influence. Advice can land you in hot water.

If you believe that elderly maple tree is risky, stick to the facts: there are wood boring ants present. It’s a good idea to stop short of saying the house is in danger, the tree is ready to fall or that it needs to be cut down.

Customers may rely heavily on your report and any of your conversations, no matter how casual. In some cases, the decision to buy or walk away hinges on your words. The more information you give and the further you step outside your scope of work, the more likely you’ll be to one day face an unhappy buyer, seller and real estate agent.

Your work as a home inspector puts you front-and-center with a lot of home defects. But no matter how much customers might think otherwise, some things aren’t included in your scope of work.

If you see a problem, it’s a good idea to mention it. Just be careful about offering advice that goes beyond recommending that they call a specialist. Those ants might mean the tree is on its last legs. Or maybe they’re just chowing down on some candy left behind by the neighborhood kids.

You can spot the traditional landscaped look at twenty paces. It has lollipop-shaped trees, rounded hedges, perfectly curated clusters of flowers and probably an elaborate irrigation system. Non-native plants sometimes require an extreme level of maintenance. Other times, they take over and push native plants out.

Native landscaping is a better alternative. Done well, it can improve a home’s value over the long term. It’s how nature in your neck of the woods intended.

Why is So-Called Traditional Landscaping a Bad Idea?

What could possibly be wrong with a manicured lawn, perfectly shaped hedges and annuals that a homeowner picks up at the garden center every spring? Plenty. They interfere with the local, natural balance.

What we commonly refer to as “weeds” are often beneficial plants that attract pollinators, such as butterflies and bees. Non-native plants require pesticides, weed killers and lots of fertilization, not to mention water. A native lawn might not be as lush, but it requires a lot less care. Pesticides are also believed to contribute to the growing flea population and their tolerance to the drops that we use on our pets.

Some non-native plants threaten those that grow naturally in the area. That’s how kudzu became the vine that ate the South. In its natural habitat, it was a controllable vine. In the South, it blazes a trail that smothers local plants.

What is Native Landscaping? 

Any plant that’s native to your area is part of a healthy, native landscaping plan. For example, our old friend kudzu is native to Japan. It was introduced to America in the late 1800s, according to the North Carolina Museum of Natural Sciences.

Native plants require less fertilizer, less water, and fewer pesticides. They grow healthier because they evolved and adapted to the local climate and soil conditions.

Native plants may include:

Ornamental trees Fruit trees Shrubs Flowers Groundcover Grasses (except in certain areas) Succulents Vines

For nearly every landscaping desire, there’s a local option that’s healthier and contributes fewer toxic chemicals to the water supply. Native plants don’t have to grow unkempt and wild, either. Homeowners can plant them in any attractive design that they choose and have a healthier, lower-maintenance garden.

How Can Native Landscaping Help Homeowners?

With native plants, homeowners contribute fewer toxins to the environment. East Multnomah Soil and Conservation District in Oregon explains that lawns require less mowing, weeds need less treatment and plants don’t need pesticides to help them resist native insects.

Native plants are also less invasive. They live in harmony with other native species, so they’re less likely to overtake a garden or a house.

Water consumption is another major plus. With non-native plants, irrigation is often mandatory. Natives, on the other hand, have adapted to survive and even thrive in local conditions without depleting the soil of nutrients or draining the water supply.

When you inspect a house with a perfectly manicured carpet of grass and lollipop trees, remember that those things come at a price. They’re high-maintenance, expensive to maintain, they aren’t always compatible with local wildlife and they systematically drown out native plants. Native landscaping is low on toil and high on reward, both for the homeowner and the environment.

As a home inspector, you’ll encounter a lot of different architectural styles, landscaping schemes and, of course, plenty of home defects. The information that you provide to customers helps them make a better-educated buying choice, and it all begins with your home inspection report.

Are you ready to use the simplest and best home inspection reporting app you’ve ever tried? Then you’re ready for Report Form Pro. But don’t take our word for it. Testimonials from satisfied home inspectors speak louder and with a lot more authority.

Here are several reviews left by real home inspectors who tried and love our app.

Think You Need Tech Expertise? Think Again

As Mr. Bauman explained in his testimonial, the photo app is also easy to use. All you need to do is tap the photo icon on your screen and take a picture of the item that you’re inspecting. The app does the rest, inserting it into the appropriate field to match the description you’ve entered. If you’re not happy with the image result, no problem. Take another one to replace it.

Who Couldn’t Use a Little More Time?

“Wow, this is awesome! I’m able to fill out my inspections so much faster using this app! Boy, how quickly the technology changes. No more waiting for dropdown menus. Great app!” — Fred Bronson

Fast is good. You probably don’t rush through your home inspection work, but you also don’t need technology that drags you down. Report Form Pro is responsive and intuitive. It was designed specifically for the way the home inspectors work.

What’s more, this app stands on its own. Some home inspection reporting software requires you to sync with a desktop or laptop computer before finalizing a report. Not so with this app. It’s fully functional on its own, no strings attached.

If Only Everything Was as Easy as Report Form Pro

“Very nice. I think this app is good. Also looked at another app, but this one is easier and better.” — Juan Hernandez

Who has enough spare time to learn about new home inspection reporting software? If you’re a busy home inspector, chances are you could think of a hundred better things to do. Report Form Pro is easy, and easy is good.

In the End, it’s All About the Report

“Best home inspection app! This is the best home inspection app I’ve seen! It’s easy to use and the reports look great!” — Aaron Hill

Take it from Report Form Pro user, Aaron Hill. Our app isn’t just easy to use. It creates great-looking reports.

Enter all of your information on the fly as you work your way through the inspection. Finalize the report on-site and send it to your customer anywhere you have a mobile signal. What your customer sees is a sleek, clean, information-packed report, complete with your logo and contact information. They can print out a hard copy, view on their own smartphone save it to their home computer, or all three.

If you’re in the market for home inspection reporting software, Report Form Pro is just what you need. It’s simple, convenient, works on its own without a computer and it saves your files to the cloud. What could be better technology that’s both smart and simple? Hardly anything.

If you’re inspecting a house built before 1978, there’s a good chance that it contains lead-based paint. That’s when lead paint additives were banned for residential use. In fact, add a few years to that date and stay on the safe side. Who hasn’t opened an old can of paint for touch-ups?

If that news makes you uneasy, you should know that a certified home inspector often works around fixtures coated with lead-based paint. Many people live in homes where there’s at least a little on a staircase or trim. It’s not as common on walls.

As long as it’s in good condition or sealed, you and the future homeowners are probably safe.

What Makes Lead-Based Paint Dangerous?

If you read the news headlines, you’ll probably find a wide range of opinions about lead-based paint. Some go into full panic mode, insisting that a hazmat suit and professional abatement is required. Others say that it’s no big deal. The truth, as always, is someplace in between.

Children are at the greatest risk of health complications from lead exposure. However, adults can also suffer from lead poisoning. Just remember that the National Center for Healthy Housing says that intact lead-based paint is rarely dangerous.

When is Old Lead Paint Exposure a Risk?

If the paint is in good condition, it’s probably a minimal risk. Problems arise when paint is chipped, damaged or if paint dust is present. Excessive heat can also release lead fumes, which are dangerous to inhale.

That’s why lead-based paint should never be scraped or sanded, at least not while it’s dry. Heat guns shouldn’t be used to strip lead-based paint, either, because they release fumes.

Are Homeowners Required to Remove It?

Confusion tends to surround the EPA regulations for lead-based paint removal. There is no regulation that requires homeowners to remove lead-based paint unless the house is a rental unit. There is also no regulation about how homeowners should go about abatement.

The EPA does explain that a company hired to remove lead-based paint must be certified. If the homeowner wants to keep the paint, strip it or make repairs, they’re perfectly within their rights to do so. It’s only when an outside company is paid to help that regulations come into play. The city or state may also have lead disposal regulations, which homeowners must follow.

How can Homeowners Protect Themselves?

The safest way for you to deal with lead-based paint is to leave it alone. Homeowners have a few options for keeping the paint or removing it with the least risk possible. The simplest is to paint over it with a primer and re-coat it with fresh paint.

For sanding, which is the riskiest and most objectionable method, spraying the paint with water before abrading the surface is the safest route. The Family Handyman offers a step-by-step process. Water eventually dries, so the lead dust slurry requires careful cleanup. A citrus-based paint stripper is safer than sanding. It doesn’t release dust, so homeowners can’t breathe in the fine particles.

Although lead-based paint was banned decades ago, it still exists in homes across the country. If it’s sealed or in good condition, the risks are minimal. You’ll rarely find it on ceilings or walls. But where glossy painted trim molding, doors and staircases exist, you’ll probably find some lead.

Although testing is required before you can confirm the presence of lead, it’s safe to assume that every house built during or before the 70s has some. Fortunately, proper care means it doesn’t have to be a deal breaker.

Mike Chamberlain is the owner and lead home inspector at MC2 Home Inspections, who has been proudly serving and protecting home buyers since 2007. We recently spoke with Mike about how the home inspection industry is evolving and how technology is playing a role in these changes.

Tell us a bit about yourself. Why did you decide to become a home inspector?

After spending much time sitting behind a desk in the corporate world, I decided to make my experience and passion for homes work for me. I have an extensive background as well as formal training in construction.  I truly enjoy helping people through the home buying process, and it is very rewarding to save home buyers from making a potentially bad investment.

What are some of the home inspection issues that you’ve come across more frequently over the last five years or so?

Without question, the largest issue I have seen over the course of the last five years are electrical DIY jobs gone bad. Many times, homeowners will try and save money or cut corners by doing work themselves. The problem with this is that if you are not familiar with the type of work you are doing, you are more apt to make mistakes that will come back to haunt you come home inspection time.

What’s the most unusual home inspection problem that you have encountered? 

Over the last ten years or so doing home inspections, I have certainly seen my share of “unusual” problems. One of the funniest DIY jobs I have ever seen was a DIY light fixture in the basement of a home that used a flexible dryer duct as the conduit.

What are some of the problems or issues that an inexperienced home inspector may be more likely to miss?

Home inspectors who are just starting out need to pay particular attention to the structure and foundation of the home, especially when it comes to finished basements. Many times, there are clues that are present during a home inspection that can lead you to a structural or foundation issue; but if you do not know what to look for, it can cost you big time!

How is technology changing the way that home inspectors perform their duties?

There are many different types of software programs out there designed to help home inspectors by allowing them to work smarter, not harder. The key is finding the right software for you. Besides software, there are many high-tech tools available to home inspectors (such as volt meters). It is important to realize that these tools only help in diagnosing problems, but they should not be totally relied upon. If there is a potential issue that is found, it should always be “further reviewed” by an appropriate contractor who specializes in that particular area.

What is your opinion on the use of infrared cameras and/or thermal imaging devices during a home inspection?

I personally do not use infrared cameras as I believe that their use conflicts with nationally-recognized standards of practice for home inspectors. It is important to always remember that a home inspection by definition is a “visual” assessment of the home and its readily available systems.

What’s your philosophy for dealing with realtors, homeowners, or building companies who expect a home inspection to be completed within hours of them calling you?

We always do the best we can to accommodate those “last minute” requests. However, if you are a reputable inspection company who has been in business for a while, odds are your schedule is pretty full (especially during March through November). If we can get it in, we will do so; but in many cases, it is not feasible to schedule a home inspection so quickly.

Do you think the home inspection business will change significantly over the next decade or so? 

I do believe the industry is changing, albeit very slowly. More and more inspection companies are relying less on Realtors for their referrals and more on direct contact with the general public. With all of the information available to consumers concerning conflicts of interest, it is only a matter of time until this practice of Realtor referrals is obsolete.