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Summer 2025, Vol. 28
Mission
From the Editor
Readers Respond
Breaking Records and Building an Unstoppable Business: Interview With Harmony Brownwood by Isaac Peck, Publisher
Danger Zone: When Home Inspections Get Violent by Isaac Peck, Publisher
How Will AI and Technology Change the Inspector’s Role? by Isaac Peck, Publisher
Will the New “Right to Inspection” Laws Lead to Meaningful Change? by Isaac Peck, Publisher
Inspecting Electric Vehicle Charging Systems by Mike Twitty
Smoke Alarms: A Home Inspector’s Crucial Responsibility by Rick Bunzel
30 Advertise! Now Reaching 25,000+ Inspectors Nationwide!
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Building a Business, Not a Job: Interview With Mike Crow by Isaac Peck, Publisher
Rhode Island Electricians Tie Home Inspectors’ Hands by Isaac Peck, Publisher
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Algae, Moss and Lichen on Roofs: How It Affects Roof Shingles by Greg Nelms, Nelms Inspections
Working RE Home Inspector magazine is published tri-annually to help home inspectors build their businesses, reduce their liability and risk, and stay informed on important technology and industry issues.
Published by OREP
Working RE Home Inspector is published by OREP Insurance Services, LLC, a leading provider of home inspector insurance nationwide. OREP has a low cost, broad coverage E&O and General Liability policy that includes coverage for radon, infrared, termite, pest/rodent, lead paint, mold, drone, and more. Visit OREP.org/inspectors for more information or to get a quote in only five minutes or less!
OREP Insurance Services, LLC. Calif. Lic. #0K99465
Working RE Home Inspector is published tri-annually and mailed to home inspectors nationwide. The ads and specific mentions of any proprietary products contained within are a service to readers and do not imply endorsement by Working RE. No claims, representations or guarantees are made or implied by their publication. The contents of this publication may not be reproduced either whole or in part without written consent. 4 4 26 12 16 6 20
Publisher Isaac Peck: isaac@orep.org
Marketing Manager/ Senior Graphic Designer Ariane Herwig: ariane@orep.org
Editor Kendra Budd: kendra@orep.org
Working RE 6353 El Cajon Blvd Suite 124-605 San Diego, CA 92115 (888) 347–5273 ww w.workingre.com
by Kendra Budd, Editor
T he trajectory of the home inspection profession—like many others—seems to be up in the air right now. With economists arguing over whether a recession is imminent or not due to plunging stock markets, many may be scratching their heads wondering: what should I be doing next? Well, it may be a good time to rethink your business strategy and marketability.
This issue of Working RE Home Inspector that you now hold in your hands, is full of promising advice and real-life achievements from other industry professionals. Take Harmony Brownwood for example, the sole owner of GreenWorks Inspection and Engineering. Brownwood was able to build her company from the ground up and has achieved unprecedented success—despite never taking on investors or partnering with private equity. Brownwood is, and rightfully should be, an inspiration to other home inspectors. Read about her impressive accomplishments on page 6.
Now might also be a good time to improve your tech savvy. The truth is, the future of home inspections is only going to lean more towards technology, and artificial intelligence (AI) is going to become a staple. AI can be used ethically in your business without taking over your job. From assistance with report writing to scheduling, there are ways you can use AI as a tool where it works for you. Read “How Will AI and Technology Change the Inspector’s Role?” on page 16, to learn more.
Finally, Working RE Home Inspector was able to sit down with “The Father of Home Inspector Marketing,” Mike Crow. Crow has been in the home inspection business for over 40 years and has experience working during tough market periods. We were able to get his insight into the current market and how he has been able to see success in his own business despite market downturns. He talks about how he was able to use the slow market to recalibrate his business by building strong relationships, rethinking marketing strategies, and using new technologies to advance his business. You can read his interview on page 32.
This time of uncertainty is an opportunity to work on your business instead of just waiting for the market to be more in your favor. Stay safe out there! WRE
In-person training at The HomeSpection® Training Institute
Dear Isaac Peck & Adam Merrifield,
I felt extremely motivated to write you and the magazine about our student’s success with your insurance here at The HomeSpection® Training Institute. All of our students from our #1 rated classes in the United States for the Radon, Mold, Mitigation, and our Advanced Home Inspection class sign up for OREP that protects the thousands of students who have attended throughout the country. The fit has been a beautiful relationship. Thank you so much!
Joe Jefferys, The HomeSpection® Training Institute
As a 60–year–old home inspector with 30 plus years of related experience with Drone and Thermal Image certifications, ICC Certified Building Inspector with multiple certifications in plumbing and mechanical and working on my electrical certs, I must be the exception to Cook’s “theory” of “an individual [with] no desire to go learn new technology, new systems, or new software.” —Todd Gourley
As an appraiser, discolored or malodor water would automatically trigger a further inspection request. No way would I taste it. I report what I see; no determination further to give my opinion. Let the professional give the final [word] and I avoid liability. —Cassandra Vaughn
From a fall standpoint, drones make sense. However, you really can’t see every single detail with a drone, there’s just some spots where you don’t want to get too close with the blades. Nonetheless, we’re using drones and are a huge fan of them for home inspections. —Brian Cornwell WRE
by Isaac Peck, Publisher
Harmony Brownwood is doing what no other home inspection business owner has done before—organically building the largest privately held, single-owner inspection firm to $14 million in revenue (and beyond).
Admittedly, there are now large corporate players in the inspection arena that have grown into high eight-figures of revenue with the assistance of private equity money and multiple acquisitions. But Brownwood stands apart in this regard. She is the sole owner of GreenWorks Inspections and Engineering, and she hasn’t taken on investors, partnered with private equity, or made large acquisitions to drive her growth. Instead, she has built GreenWorks one client at a time.
To put Brownwood’s growth in perspective, in 2023 GreenWorks did $10 million in revenue and in 2024 the firm grew by 40 percent, exceeding $14 million in revenue. All this, despite a historically slow real estate market and the lowest real estate transaction volume the U.S. has seen in the last 20 years. Brownwood’s goal for 2025? $20,000,000 in revenue.
Despite her incredible success, Brownwood is warm and approachable—greeting strangers and old friends alike with an energetic smile and an unassuming, matter-of-fact, confidence. She’s full of positivity and gratitude, but there’s no question she’s here to put in the work.
Brownwood has built her business through trial and error, grit, determination, and vision, all with the help of her incredible team. GreenWorks now employs over 160 individuals and is actively hiring more given the firm’s growth trajectory. People— Brownwood says—are the key.
To better understand her journey, Working RE Home Inspector sat down with Brownwood to learn more about her history, perspective, vision, and what has allowed her to break records and build such an incredible home inspection business.
Here’s her story.
Isaac Peck is the Publisher of Working RE magazine and the Senior Broker and President of OREP.org, a leading provider of E&O insurance for savvy professionals in 50 states and DC. Over 14,000 professionals trust OREP for their E&O and liability insurance. Isaac received his master’s degree in accounting at San Diego State University. Reach Isaac at isaac@orep.org or (888) 347-5273. CA License #4116465.
Brownwood got started in her early 20s and says she happened upon home inspection when she was deciding on a career path and speaking to different real estate professionals. The home inspectors she spoke to explained how they spent half their day marketing their businesses, visiting Realtor offices, networking, and then half their day actually doing inspections. “The realization struck me like a lightning bolt, I could do the marketing part of the business and help home inspectors get work,” Brownwood says.
Despite lacking money, connections, and experience, Brownwood was determined. Initially, she struggled, but she persisted because she was passionate about it. After 16 months, she secured her first customer. Four months later, she got her second customer, who spread the word, leading to more clients.
Her business grew slowly but steadily in those early years. She hired one home inspector per year for the first six years, gradually putting processes in place and finding key members of the team that would help her lay the foundation for further growth.
GreenWorks started by offering home inspection services and focused exclusively on getting people and process right. Today, GreenWorks has expanded into providing a full suite of services, including commercial property inspections, environmental consulting for lead paint, asbestos, radon and mold testing, and structural engineering for renovations and new construction. The company continually brainstorms new services that add value to its clients.
When Working RE’s Kendra Budd interviewed Brownwood in 2023, GreenWorks Inspections & Engineering had 119 team members (Visit WorkingRE.com, search “Against All Odds”). The team has grown by over 33 percent since that time and now exceeds 160.
But what exactly is the key to GreenWorks’ continued growth? page 8 8
Brownwood strongly believes that the owner or founder of a business serves as its ceiling, so she takes personal development seriously. “Personal development for me and my leadership team is so important. I believe if I want my business to improve, then I have to improve. I’m the ceiling for how much my business can grow. So personal development has been huge. I strive to get one percent better at something each and every day,” says Brownwood.
When asked what books she’s found most inspirational in the last few years, Brownwood named three: The Gap and the Gain by Benjamin Hardy and Dan Sullivan, Four Disciplines of Execution by Chris McChesney, Sean Covey, and Jim Huling, and Think and Grow Rich by Napoleon Hill.
Success may start with the founder, but it still isn’t possible without the team. And Brownwood says that so much of her success comes back to (1) having the right people on the team, and (2) holding and communicating a bold and ambitious vision.
In other words, mindset and vision are foundational to GreenWorks. “The company is based on a culture of growth. It is who we are and how we think. It is foundational to the kinds of people we hire. We are always trying to get better. We will never reach our destination and stop. There are growth leaders and everyone else is on the growth team. Momentum will follow that mindset and that energy. Word spreads,” Brownwood says.
The whole company has to work towards a common vision. “You have to have a great vision,” she says—and then adds something very important and kind of hard: “The vision can’t be about the owner making money. No one cares about any owner making money. Something that I intentionally got very good at is making the wins of the business about the team, and how it helps them in their lives. What’s in it for them? How can I overdeliver for my team?”
Brownwood points out that, in considering whether to join the team, professionals often ask her why they should work at GreenWorks. “I have to have really good answers,” she says. “I have to show up and I have to deliver it.” The vision should inspire everyone to have a stake in the identity and growth of the company.
In terms of the value proposition that GreenWorks offers to its team, Brownwood says it starts with a world class education, but it also centers around the vision of being an elite group of inspectors. “Do you want to be the best or not? If you don’t want to be the best, then you shouldn’t work here. We are for those that wake up in the morning and want to be the best. I am committed to making sure my team has work and to delivering next level opportunities, but I need them to provide a great service and go the extra mile. Every single year something needs to be happening in this company to make it better for the team,” Brownwood reports.
Transparency is a part of that. “There has to be reciprocity and accountability on all sides. GreenWorks’ books are open to everyone who works in the company. And the team can see
the Key Performance Indicators (KPIs) for other teammates and departments. Inspectors know the call center’s numbers. The call center team gets to see their inspector’s numbers. How many reviews did you get? How many people are talking about you and referring you? Everything is open and transparent,” Brownwood says. “The energy around us matters. There’s so much value in being around people who are growing and striving. But people who want to talk about how much life sucks, how much the competition sucks, that’s not helping you much. Everyone can complain; it’s easy to do.”
Brownwood’s leadership style and approach to her organization also sets her apart from traditional business models. Lots of small businesses talk about how everyone in the organization is “family,” but this seldom extends into everyday decisions, skin in the game, or willingness to truly invite everyone in the organization to lead. But in GreenWorks, Brownwood says, “We encourage an ownership mentality. My leadership team acts as owners (See Figure 1 , page 6). Of my executive team, three of them were with me in the very beginning. They are still with me. GreenWorks has always been theirs.” That sense of shared responsibility is rewarded with the security of knowing they have work and can play a real role in determining how it gets done.
Transparency makes it easier to say that things aren’t working, as well as to lean into the things that are working, according to Brownwood. It’s a way to hold yourselves accountable. “Let’s make sure we’re doing what we said we would do.”
In turn, that joint sense of ownership and responsibility also builds a bridge to future stakeholders in the business. The team feels a sense of responsibility for the “next generation” of home inspectors, who will have work because of the reputation built by the current generation. Directing an operation this large gives Brownwood a sense of continuity where inspectors get paid “on the production of the team that they’ve built” and where incoming inspectors can get a boost based on the reputation of their elders. “We have some really cool models that allow us to continue to reward our inspectors on that end of it,” Brownwood says. “People like to share good news. It has helped us.”
Having actionable data and continually improving processes is another big part of GreenWorks’ success. For Brownwood, this consists of two things: asking questions about where the business is coming from and continually evaluating processes—standard operating procedures (SOPs)—to duplicate and improve positive results.
“Something that I intentionally got very good at is making the wins of the business about the team, and how it helps them in their lives.” page 10 8
“Where is our business coming from? That’s so fundamental,” Brownwood explains. “If you don’t know where your business is coming from, how can you do more of it? You’ve got to know. You have to ask. I almost care more about that than anything.” That knowledge is the key to return on investment, as well as building relationships in communities. In one case, the company began giving out cookies to a local elementary school in a community they’d been doing a great deal of business in. “It turns out that community is really excited about us for some reason. So we double down on that.”
Equally important is process: “If you can’t duplicate positive results, you don’t have anything, period. It’s unquestionably a core fundamental to be able to consistently deliver results— very clear processes and SOPs for everything that we want to be able to do.” According to Brownwood, this applies to the sales team, call center, and operations. People want consistency; she argues. “No one wants to use a business if you don’t know what you’re going to get each time you try it.”
Learning and improving those SOPs is a never-ending journey, but Brownwood recalls that it was most demanding in the first six years of the business, when the team was learning consistency in home visit procedures, phone calls, the reports they wrote and printed, and an effort to “get the same feeling across the board.”
“You can’t be shy. That’s our mindset at GreenWorks,” Brownwood says with conviction. “If I’m going to do the hard work of being a five-star inspector and provide a five-star service, I’m not going to be shy about asking you to share that with other people. Period. We absolutely ask for our clients to refer us. We’ll ask them for a five-star review, and we ask that they refer us to their Realtors, to their friends and family, and their neighborhoods.”
In a world where the “art of asking” is often talked about but not always practiced, Brownwood embodies this mindset fully. She knows, lives, and promotes the idea of not being afraid to ask for help when needed. “How can they help us, and how can we help them?” she asks, highlighting the reciprocal nature of relationships. “Not being afraid to ask. Things are hard out here; would you mind helping? We probably do a better job of asking—more than your typical company.”
This proactive approach helps send the message that the company and its people are eager to work, and in doing what it takes to convey that message, Brownwood is willing to be in awkward situations and vulnerable contexts. “You’re not going to die just because you have to ask them to refer you to a friend,” she jokes. “I want work more than I want to feel comfortable.”
Through her willingness to reach out and be open, Brownwood finds that good relationships are earned relationships that are built on trust and mutual respect. She emphasizes the importance of putting oneself into environments that foster mental growth and encourage personal development. Brownwood also recommends doing lots of reading, listening to insightful
podcasts, and seeking opportunities to join groups and networks to expand one’s horizons and knowledge base.
One noteworthy thing about Brownwood is that she isn’t worried about the competition. She prefers an abundance mindset, the idea that there’s enough business out there for everyone, over a scarcity mindset. But more importantly, if you’re worrying about the competition, you should stop and instead commit to getting more business proactively. “If I have the idea that I need to call ten Realtors today,” she says, “but I never do it, why am I sitting around worrying about the competition? Don’t worry about it, do something about it.”
“When we first got started, we used to be very closed off to our competition, thinking that we couldn’t share anything, or be around anyone, that we had to silo ourselves and keep ourselves away, fearing the competition. Now we’re the complete opposite.” That shift has made it easier for the business to scale and grow. “A rising tide lifts all boats,” Brownwood says, quoting the well-known proverb. “I’m huge about speaking kindly of others. We want to cooperate with other people and make things better for everybody.”
The company’s website is colorful and dynamic, proudly displaying its 2400+ monthly inspections and over 160 employees. “Serving residential and commercial properties across Texas, Florida, Colorado, Georgia, Ohio, and Oklahoma,” the site reads. It’s a very professional finished product that hides each (sometimes excruciating) step with which Brownwood has built her business: trial and error, grit, determination, and vision.
Each new problem, question, and challenge can create feelings of self-doubt. Unsurprisingly, Brownwood dealt with those doubts by being open about them. “How am I going to do that?” she would ask herself. “I had to solve it every single time. It was scary every single time. You go as slow as you need to—or as fast as you can.”
Throughout it all, Brownwood credits her success to one key element: her team. “People are the key,” she says. “I’m not classically trained in business. I wasn’t the inspector. I didn’t come from a traditional business background—I’m self-taught.” That humility has driven her to seek help when needed and to surround herself with capable, committed people. When it comes to managing the complexities of a growing company—tracking numbers, navigating cash flow, and ensuring profitability— she’s clear in her advice: “If you need help with it, get help.”
“One of the greatest challenges is overcoming the limiting beliefs that exist in all of us. That’s the hardest part,” Brownwood says. Business success is never just the result of strategic planning and innovation. It almost always includes some person or people’s personal journeys of growth and resilience. Harmony Brownwood is just more open than most people in the profession about that journey, facing fears head-on and constantly striving for improvement, both personally and professionally. WRE
by Isaac Peck, Publisher
Nearly four years ago, Working RE Home Inspector reported on the tragic story of Michael Alderson, a 66-year-old home inspector based in Anaheim, CA, who was murdered on an inspection due to a family dispute between two siblings who had been fighting over the home. We noted that the ongoing sibling dispute and its volatility had not been shared with Alderson prior to his inspection visit.
That lack of information is a common denominator in the troubling phenomenon of assaults on home inspectors. What you don’t know might really hurt you.
No matter what your job, there’s nothing worse than encountering real violent aggression, such as being physically attacked by a client with intent to harm you. Of all the professionals who are susceptible to this, there’s no doubt that residential home inspectors are among those who deserve it the least. Inspectors don’t go into someone’s home looking for a fight. Instead, you’ve got one central goal: a non-invasive visual observation of the property on behalf of your client.
Nobody is naive enough to think there are no risks involved in normal home inspections. On a bad day, you might expect to encounter the dangers of faulty wiring or hidden mold. On a worse day, maybe a fall, an injury related to the hazards on the property. Bug bites and cuts on the hand, these are to be expected. But acts of violent aggression are in a different category altogether: they are intentional, and they can cause injury and worse.
The stories in this article represent a fraction of the total number of such accounts, but they have surprisingly eerie patterns and similarities. While diverse, these incidents reveal common tensions and hazards that the profession must navigate from time to time. Whether by frustrated humans or aggressive animals, attacks on home inspectors frequently occur on properties full of strife, tension, or neglect. And if there’s trouble in the home, some of that trouble might land on the inspector.
Hired to inspect a property entangled in a bitter dispute between siblings, Anaheim home inspector Michael Alderson’s arrival escalated existing tensions, resulting in his murder (Visit WorkingRE.com; search “Alderson”). This heartbreaking case illustrates how inspectors, despite being neutral professionals, can be caught in volatile conflicts. Family property disputes
that turn violent are a recurring theme in both real life and fiction, reflecting the potent mix of emotion, greed, and betrayal tied to inheritance and ownership. What is exceptional, and not as widely told, is the way such disputes hurt outsiders and third parties. It’s easy to see why the victims might be home inspectors, Realtors, movers or other participants in the housing and real estate world: the family disputes might be about the property itself. Or family members might be triggered by whatever events may have precipitated the sale of the property.
Alderson didn’t know about the danger because nobody told him. There were indications that the property sale wasn’t universally agreed upon. After the shooting, the Orange County Register quoted a neighbor of the home having seen the “For Sale” sign out front repeatedly ripped out of the ground or knocked over, only to be put back up again. And the two Realtors wounded on the scene (who both survived) were members of the shooter’s family, possibly suggesting that they could have anticipated the conflict and warned Alderson. Instead, the 66-year-old became an unwitting fatal victim of a family feud.
Equally common are stories of disputes between landlords and tenants. Evictions and landlord-tenant disputes are fraught with emotion, occasionally escalating into violence. Desperate tenants facing eviction and landlords enforcing legal rights may clash, with unresolved conflicts amplifying tensions. Studies suggest poor communication or perceived injustices can contribute to altercations. Proactive conflict resolution and adherence to legal frameworks are critical to ensure safety for all involved.
A more recent Florida incident involving Judy Schmersey suggests an additional layer to consider around conflicts on the property. During a scheduled inspection, prior disputes between Schmersey and the landlord turned violent. Schmersey struck the inspector and demanded they leave, leading to legal repercussions. That might be most people’s “end of story” moment— the tenant attacked the landlord and inspector, and that was that. Court documents revealed underlying factors, including repeated complaints about appliances (Schmersey and her partner allege they had no working stove for several months), refusal to pay rent, and an eventual eviction process. It’s easy to see how a home eviction might invite confrontation in such a context.
page 14 8
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Rental properties present unique challenges for inspectors. One Reddit user shared their experience of a tenant, facing displacement due to a property sale, becoming hostile. Such animosity stems from tenants often perceiving inspectors as symbols of eviction or change.
In another instance, an inspector was forcibly removed from a basement by a tenant disturbed during sleeping hours. Though no injuries occurred, the inspector faced verbal abuse and physical aggression, emphasizing the risks present in tenant-occupied properties.
Inspectors also face unpredictable risks from pets. If anything, those risks are undersold a bit. One website advises: “Crate pets that may escape during inspections or harm the inspector. Some inspectors have faced attacks from animals defending their territory.” But it’s not that simple, because dogs will occasionally escape.
Brian Bassett, a Texas-based inspector, endured severe injuries from a mauling by three pit bulls that escaped during an inspection. The ordeal involved multiple surgeries to repair his lower left leg, with infection forcing the removal of two toes. Though he spent 23 days in the hospital, Bassett’s recovery took months due to the need for rehab to regain his mobility. Supporters—most of them home inspectors—raised over $37,000 on GoFundMe to help support his family and pay for his treatment.
In New Jersey, Patricia Ward (an appraiser, not an inspector) was attacked by a pit bull while assessing a short-sale property. Despite assurances from the homeowner, the dog’s aggression left Ward with severe and permanent injuries. According to Ward’s lawsuit against the Realtor who set up the appointment, and the tenants themselves, Ward initially saw the dogs in their crates when she came into the house. However, after going outside and then coming back during the assessment, Ward “noticed that the dogs were out of their crates and on the deck and making noise. Ward observed this and proceeded to photograph the rear of the house. At this point, she testified that she still had no reason to believe that any of the dogs would bite her.
As Ward walked toward her car, one of the pit bulls charged her and she ran away in fear. At the foot of the driveway, Ward was repeatedly attacked by one of the pit bulls, which resulted in her sustaining a fractured radius and nerve damage, requiring surgery.”
Moreover, while such a lawsuit seems open-and-shut for an injured plaintiff, this one wasn’t. The court partially blamed Ward for not taking precautions of her own. Ward won a verdict and damages against the homeowners, but the case against the Realtors was dismissed.
While pit bulls can be loving companions when raised responsibly, their strength can make them highly dangerous. In many
cases, an attack reflects conditions within the home—stress, fear, poor socialization, or neglect. Severe mistreatment, like starvation or illegal fighting training, can further push dogs into survival or attack modes.
Other animals may attack inspectors if the home is prone to intrusions or unmanaged wildlife, adding yet another layer of risk to the job.
While they vary in some ways, these stories share commonalities that are essential for inspectors to understand and plan around. Think of them as lessons, takeaways, your package of knowledge to keep you aware.
First, human behavior is unpredictable. And second, stressful situations arise around people’s living spaces. We hear stories of inspectors encountering individuals—whether tenants, homeowners, or family members—who feel stress or resentment which, while only tangentially related to the inspection process, can lead to the inspector, you, being irrationally scapegoated. This can lead to volatile situations, particularly when emotions run high or financial stakes are involved.
Third, you are an outsider. Inspectors are frequently viewed as outsiders intruding on someone’s personal space. This perception can exacerbate tensions, especially when occupants perceive the inspector’s presence as a threat to their stability or privacy—but also even when they are surprised or irritated by your presence. That brings us to the fourth and final theme: poor preparation invites aggravation. Many, and maybe most of these assault/attack incidents, are a consequence of a lack of prior communication or preparedness. For example, inspectors unaware of aggressive animals or tense disputes may inadvertently put themselves in harm’s way.
Given all these risks, home inspectors absolutely must take proactive steps to protect themselves. This includes establishing clear lines of communication not only with property owners and real estate agents, but with tenants themselves; don’t rely on the landlord’s representation of the facts. And it’s perfectly reasonable to inquire openly before any visit about potential hazards, such as aggressive animals or contentious disputes.
That situational awareness needs supplementing upon arrival, too. Inspectors should stay vigilant and assess their surroundings when they arrive. Being aware of signs of hostility or danger can help prevent escalation. If something doesn’t feel right, leave.
You might consider safety training too: consider learning some basic conflict de-escalation techniques and self-defense tactics as part of your professional development. And finally, you need to know animal safety protocols for yourself—don’t rely on the owners or Realtors to provide this. Request that pets be secured before your arrival; don’t enter the property unless you know this has happened. WRE
by Isaac Peck, Publisher
There has been no shortage of predictions about how rapidly evolving technology and artificial intelligence (AI) is going to be changing the landscape of our economy and our world. Which jobs are going to be “extinct” because of AI? How much will it drive productivity? And on and on.
Less analysis has been given, at least so far, to how AI and tech will change this profession; how will AI and tech change the home inspector’s day-to-day?
And more specifically, what kinds of changes can inspectors expect over the next three-to-five years?
Working RE sat down with Jason Petry, a licensed home inspector in Oklahoma and Product Analyst at Cotality (formerly CoreLogic), which has just introduced a new Home Inspector form software called PropertyVision Pro to the market, to help us imagine where AI and technology will be taking inspectors in the near future.
To really think about how technology will propel the profession forward, Petry says we can look at how tools and tech have already made inspectors way more efficient. “In the early days of the profession, inspectors were doing reports on a pen and paper, and then after that using a dot matrix printer. Take pictures, then get polaroids printed, go to One-Hour Photo, etc. It used to take four to six hours for a home inspector to generate a report and it was nowhere near as detailed as the reports that inspectors are producing today. Now, with one device in your hand, you can take photos, make notes, call up prepared commentary, and more. You have a tiny computer in your hand,” says Petry.
Petry also points out the ways different technologies can be put together in the same application, saving time and reducing confusion. “Inspectors used to have to carry a pen and paper, a camera, and use a ton of different tools to produce a report. Today, you don’t need a separate camera or even a laptop. You can do everything from a phone or tablet with a single app: inspection, reporting, billing, etc. You can do it all in one place, and also have interchange between devices and between applications,” Petry observes.
The bottom line is that inspectors can produce higher quality reports, and thus more value, to their customers in less time. AI will take this a step further, Petry argues. “The internet and mobile technology has massively reduced friction for home inspectors. AI and AI Chatbots will take this further. An AI
assistant might help you put your report together, analyze photos, do some of the backend processing, make prepared commentary more accessible (faster), and more. This will all lead to better reporting that will take less time for inspectors to complete. Over time, the costs of these features will come down. Inspectors will be able to do more in less time,” Petry says.
As existing tech has helped inspectors write their reports faster, with more detail, photos, and in some cases even video, advances in AI promise to accelerate that process.
Some potential ways AI and tech may revolutionize home inspection include:
One obvious way that AI will likely support home inspectors is in the writing of the report. Petry sees ways that AI can make the report writing process easier. “Today, preparing an inspection report can take a home inspector a few hours. At the inspection, you’re constantly looking down at your device to find the right comment, making sure you annotate the report correctly, and so on. With technology, I can see AI helping to identify what the camera is looking at, helping the home inspector scan stuff, and making the report writing process faster by suggesting commentary and automatically transitioning the inspector to different parts of the report,” Petry says.
This automation could also extend to the placement of photos within the report as well. “Imagine taking pictures as you go through the inspection and AI is able to move those pictures into the report and put them in the right spot in the report. Inspectors will still need to review and finalize their reports, but they’ll essentially have an assistant in preparing and writing their reports. AI will also be able to tell you how to write a better report, tell you where your language could be better or suggest how to organize the information better for your readers. Why pay a consultant if AI can help?” Petry asks.
2. AI
Another potential tech advancement that may help clients better understand their reports (and save inspectors time),
is an AI Chatbot or even an AI-back information “pop-up” that gives clients additional information about certain aspects of their home such as plumbing, electrical, roof, and so on. “There could definitely be a place for an AI Chatbot that can answer basic questions or provide basic information to a client about certain home systems. Think of the old ‘Clippy’ from Microsoft Word. It could help reference the client to certain parts of the report, or explain photos. Imagine if the inspector’s client could get most of their questions answered and get more education without having to speak to the inspector for 15-20 minutes. This will save inspectors time,” Petry predicts.
Scheduling and basic customer service is another area where AI is expected to make significant advancements in home inspectors’ businesses—and across service businesses broadly. AI “personas” are currently being trained and tested as customer service professionals and are even being used to make outbound sales calls! The capabilities of AI for these phone service functions appear to be advancing incredibly rapidly and many of the AI voices now sound nearly human and can be indistinguishable at times (visit WorkingRE.com/AIvoices to view some Instagram/TikTok clips demonstrating AI on the phone).
Petry sees a world where AI might help home inspectors answer the phone and also chat with customers via their websites. “An AI Chatbot can easily integrate with your calendar and help you schedule inspections,” Petry says.
AR glasses is another potential tech advancement that may come to home inspectors in the coming years. Apple, Meta, and several other huge tech companies have been working on AR tools for the last few years. “We may end up seeing AR glasses that can easily measure items and also photograph them. Imagine looking at a ceiling joist and being able say ‘yep, that’s a six-inch joist that’s spaced 12 inches apart,’ just from looking at it. Imagine being able to look at different home systems and identify important characteristics in an augmented reality. Or to capture video and photographs automatically with the AR glasses,” Petry suggests.
Of course a common cautionary refrain from home inspectors, and from people generally, about AI is that it may leave the professional open to errors, omissions, and embarrassing (and costly) mistakes. For example, several lawyers have made
national news (and gotten sanctioned) for including fictious, AI-generated court citations in their official court filings.
Home inspectors who integrate AI into their businesses are putting themselves at risk of the AI being wrong and making a mistake, the argument goes.
Here, Petry agrees that concerns about AI’s imperfections are well-placed. “These concerns are valid. AI is not infallible. At this point in time, AI is learning from a book of knowledge. It can’t reason. It’s not going to replace a human being anytime soon. It is a tool. I’ve had inspectors tell me: ‘I wish I had someone to help me write the report so I can do more inspections.’ AI is that person. AI is your assistant. If you were to have a personal assistant help you prepare or write a report, you would still need to check its work. The same is true for AI. You will be able to train it and it will get more and more proficient, but you’ll still want to train it and check it,” Petry says.
It all comes down to efficiency, according to Petry. “AI will be used by people to be more efficient at what they do. Those inspectors that don’t embrace these tools will have to work harder and take longer than those that do. It’s ultimately going to be a competitive advantage for someone long-term to learn how to use AI. At the same time, AI is not the licensed expert. It still takes prompting and engineering. It is not the expert on the house. But it might be able to help you find the answers,” Petry advises.
“AI will be used by people to be more efficient at what they do. Those inspectors that don’t embrace these tools will have to work harder and take longer than those that do.”
As a product analyst at Cotality, Petry and his team are excited to be working on the cutting edge of AI tools and home inspector tech. Cotality has recently released a new home inspector form software called PropertyVision Pro with a goal of delivering both superior design and more automated report-writing enhancements to help home inspectors save time as they write their reports.
Here are a few of the features that Petry is most proud of with PropertyVision Pro:
1. Auto-Detection and Report Navigation
Petry points out that most home inspectors have an established routine to their inspections, tending to do things pretty much the same way every time. This process normally gets interrupted when inspectors must periodically
return to their software to enter the information and data they’ve gathered, then get back to where they were before.
In contrast, PropertyVision Pro uses machine learning to analyze that data—such as photos—on the spot. “Take photo from anywhere in the report, analyze it, based on machine learning, tell you with a degree of certainty, this is a main breaker box. Comments about a main breaker box are in this part of the report, but maybe you’re in the garage. The application will navigate you to that so you can make your comments, instead of having to take time out and navigate up the tree. Take a picture and the technology navigates you to where you need to go, Petry says.
Voice dictation is another function of this data management. The inspector’s voice note will be translated into text, processed by the AI, then sent to the part of the report database it needs to go.
This kind of versatility is significant. “I inspect a lot of homes from the 1950s, see a lot of things you wouldn’t see in a 1970s-and-up home. Sometimes you’ll be reporting on one thing, then stop in your tracks and see something from a completely different system. The old way was to stop and have to navigate through to a different section of the report. Now, you can just take a picture of it. You can say ‘take me to the heating section.’ Then you’re in there making your comments, then you get back to the living room for the previous item,” Petry says.
2. Pre-Population of Data:
One exciting feature Petry talks about is that PropertyVision Pro’s software, Cotality, pre-populates available data about the home being inspected. Petry says this will save at least 30 minutes of time on inspection day.
“As a home inspector, when I get an order for a house, my next move is to go out to Zillow or Redfin and get as many photos and data points from my research as I can, so I can get some things pre-filled out. If you wait until you get out to the house to get all that information, you’re at least adding 30 minutes to your time. Instead, sit in the comfort of your home while our software, Cotality, pre-populates that data. Details about the house—square footage—the weather, images, cover image from the report, from the MLS, with our MLS integration feature. That’s a time savings for you as well,” Petry explains.
3. Sync Between Users:
For multi-home inspector teams where two (or more) home inspectors work together to inspect a property, PropertyVision Pro is designed to seamlessly sync between the two users, allowing them to work on the report together in real-time. “We have a process in our application where if two inspectors are inspecting the same property, they can be on different devices, just as long as they have an internet connection,” Petry explains.
This means that instead of the two inspectors needing to manually synchronize the details they collect in the inspection, the application will do it for them with no manual intervention required, Petry says.
“Even if you go offline, the process still works when you’re back online. We have eliminated the concept of having to do a manual syncing process. The application is seamless, allowing you to just focus on the inspection, not worry about trying to synchronize about all the of the details gathered by different individuals on site,” explains Petry.
Petry believes we will look back on the significance of artificial intelligence the same way we view the significance of the internet in the 1990s. “The internet got popular in the late 1990s, and everything you could do in person you could do online. The internet is transformative. Without it we’d be doing this [Zoom interview] on a telephone call. We wouldn’t be able to record it. A lot of people couldn’t have worked during COVID. The internet eventually fulfilled its potential. AI is just as big as the internet. It’s going to be a monumental shift,” Petry says.
When asked about inspectors who fear AI, Petry points out: “Inspectors that embrace AI and new technology will get to spend more time growing their business because they won’t be on the inspections as long. If you’re using the old tools and old ways of reporting, your competitors are already back at the house, have already turned in the report. It leaves more time for talking to Realtors and building relationships.”
“There’s an arms race to implement AI features within products,” Petry says, explaining that technology for home inspectors is no exception. Ideally, new technology should free up the inspector to do the more important work of focusing on the home being inspected. “Technology helps you translate what you’re experiencing into something that can be used and understood by the lay person in an easy manner. As an inspector, you don’t have to be an expert in technology; you need to be an expert in home inspections. Technology’s job is to not be in the way,” he explains. WRE
by Isaac Peck, Publisher
I
t’s been a long time coming, but real estate in the United States may finally be headed for a day of reckoning on the question of inspection waivers.
As we at Working RE Home Inspector reported last year, the National Association of Home Builders (NAHB) says that between 19 percent and 30 percent of buyers waived their home inspection contingencies, which translated to approximately $700 million in lost home inspection revenue nationally, an annual revenue loss of $30,000 per inspection firm, with smaller operators potentially losing a third or more of their (potential) income.
Nearly 25 percent of buyers waived inspection in 2024. And as you talk to home inspectors, you learn that this isn’t just about lost business, it’s about an underlying concern for the safety and financial security of homebuyers.
In response to this phenomenon, which continues to be “debated” on Realtor blogs and consumer news pages (many Realtors know waivers are a bad idea but can’t seem to resist them), several states are now considering—and one state has passed— laws designed to prohibit the pressure Realtors are placing on homebuyers to waive inspections. The intent of these laws is to take inspection waivers off the table as a bargaining chip, returning the home buying process to what had been standard practice for so long—when the inspection was an normal part of the transaction.
These laws would guarantee that homebuyers have the right to inspections and enough time to get one and evaluate it prior to closing. Such laws will be good for the inspection business too, but will they be good for the real estate market in general? For consumers?
While real estate agents were among the original advocates for home inspector licensing (and insurance requirements!), one interesting question is whether Realtors truly want to get on board with accessible home inspections. An astute reader can observe this question arise across real estate agent blog posts or consumer advice columns which frequently ask: “should you waive your home inspection,” and inevitably answer (often several paragraphs in) “well…it’s probably not a good idea.” Realtors get paid as a percentage of the sale price which many recognize as a built-in conflict of interest rubbing against Realtor fiduciary duty to their clients. Some Realtors are inspection advocates because they are truly concerned for their client’s welfare and they recognize the liability cover it gives them and the seller. But it’s hard for many to support
inspections when they can result in buyers backing out of a sale or in negotiations that reduce sale price and/or delay closing (payday). You can feel the tension in Realtors’ attitudes about inspections, and we’re likely to see which side they ultimately land on in the coming years.
After Governor Maura Healey signed the Massachusetts Act Protecting Consumer Rights in Purchasing Safe and Habitable Homes last year, Gloucester, Massachusetts, home inspector Jameson Malgeri was surprised when he received calls from Massachusetts Realtors asking if they needed to follow the law. Why, he thought, wouldn’t they want to follow it?
Sponsored by the Joint Committee on Consumer Protection and Professional Licensure, the bill was filed in October 2023. Governor Healey signed the bill into law on August 6, 2024, and regulations were supposed to be finalized by December, but the deadline was delayed to July 15, 2025, to allow time for the agency to write the regulations, gather public and industry feedback, and prepare for the changes.
Malgeri, owner of Another Level Home Inspection, explained that the 2024 legislative session passed over 40 new housing regulations, contributing to the confusion and delay in implementing the Right to Inspection bill. Some home inspectors, including Malgeri, support the law. It turns out that the Realtors who called Malgeri were initially confused about the law’s requirements. “Some people were confused and thought home inspections would be mandated. Many real estate agents just didn’t understand what was changing,” Malgeri said.
Adding to that confusion has been pushback by some Realtor organizations (we’ll talk about that a lot more when we discuss New York). Malgeri noted that the Massachusetts Association of Realtors (MAR) encouraged members to call for a veto before the bill passed. However, Malgeri believes on-the-ground opposition from Realtors is minimal. “I spoke to a lot of Realtors locally,” he said. “The bulk of them have been in support of the law.”
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Another factor to consider is the impact of “abbreviated inspections” or “pre-offer inspections.” “I’ve noticed some home inspectors are no longer offering pre-offer inspections, which is a really good thing. There were two different types happening: a walk-and-talk inspection and/or an abbreviated inspection. I wasn’t doing either of those, but some inspectors were,” Malgeri explains.
As a result of these pre-offer inspections, inspectors are sometimes asked to complete “finish in an hour” inspections, which Malgeri adamantly refuses—and advises others to do the same. “You could argue that those are already, in some ways, in violation of the law,” he said. “I need to be at a single-family home for three hours to really do a good inspection and comply with my state standards,” he emphasizes.
There are also instances where “three to four home inspectors are doing pre-offer inspections on the same house.” Malgeri believes this is likely to change and that the new law will stop favoring inspectors willing to conduct rapid walk-and-talk inspections—a practice he views as detrimental to the profession.
The real estate and home inspection markets have faced tough times lately in Massachusetts. “In my area, I see very little inventory,” Malgeri notes. “I’ve kept fairly busy with inspections, but I hear from other inspectors that they are pretty slow. I also hear from Realtors that they are very slow. I got a call the other day, and they said, ‘You haven’t heard from me for a while, but this is my first transaction in the last three to four months because things have been so slow.’”
Perhaps that’s why some Realtors have integrated pre-sale inspections into their practices. The new law is likely to disrupt that practice, as Realtors and inspectors adjust to the new reality if Right To Home Inspection (RTHI) regulations are implemented and more buyers demand full inspections. “There are still plenty of people waiving inspections,” Malgeri reports, “...But at least under the new law, those waivers have a greater chance of being informed and thought through.”
“Waiving inspections is clearly not good for anyone,” Malgeri argues. “I’m hoping that the law’s passage and the increased awareness and critical thinking about this issue will positively impact consumers. At least everyone is aware of it, everyone is interested in it, and we’ll see what happens moving forward.”
The law’s statutory language has two main components. First, sellers and their agents cannot condition the acceptance of an offer on the buyer waiving their right to inspect. This means sellers cannot demand or pressure buyers to give up their ability to inspect the home to get their offer accepted. Second, sellers and their agents cannot, with certain exceptions, accept an offer where the buyer indicates they intend to waive their right to inspection. Some auction properties and inter-family sales are excluded from the law.
As the La Macchia Realty Blog explains: “Taken together, these two components are clearly intended to give more negotiating
“Lack of a right to home inspection is most damaging to the buyers with limited resources who can least afford to inherit the problems. They are also at an extreme and unfair disadvantage in getting a house in competition with wealthy buyers who can afford the risk of no inspection.”
power to buyers … Sellers will not be able to coerce buyers into waiving a home inspection and will not be able to accept offers where the buyer preemptively waives their ability to inspect. Nothing in the statute would create a mandate for buyers to conduct an inspection and nothing addresses how a buyer and seller can negotiate a contingency for the buyer if they are unsatisfied with the results of an inspection. Yet, at this point, there are many unanswered questions about how the law will work in practice and those questions will not be answered fully until the regulations are issued.”
California, New York, and Illinois have also introduced legislation dealing with a buyer’s right to a home inspection in the home buying process. These laws aim to ensure buyers are fully aware of the property’s condition, helping them avoid safety and health issues and costly repairs after closing. The trend towards stronger homebuyer protections is growing as more states recognize the importance of safeguarding consumers in the real estate market. Since the practice of encouraging buyers to waive inspections continues to prevail, the movement towards RTHI regulations seems to be on an inevitable collision course with that practice.
In the state of New York, a RTHI bill was introduced again this year. Working RE Home Inspector talked to Henrey Jetty, President of the New York State Association of Home Inspectors, and Larry Ames, Education Director at the same organization, about the bill’s prospects in New York. NYSAHI President Jetty recently told the media: “The point is to make sure the client, the buyer knows exactly what they’re buying.”
Jetty is upfront about the source of the problem: Realtors who are “telling all their clients, if you ask for a home inspection, the seller will not accept your offer.” It’s getting to the point where it’s normal business to waive the home inspection. There have been apparent misrepresentations. Ames points to social media posts where buyers insisted on home inspection and managed to get one and get a house even when they were told there was no chance of that.
While cynics might point out that reducing the overall number of waivers is good for the inspector industry’s bottom line, that argument ignores larger questions about equity (the moral kind, not the financial kind) and inspectors’ genuine concern for the safety and welfare of their homebuyer clients. Yes, widespread waiving of inspections in New York has hammered the inspection profession; Jetty reported that in 2024 there
were 264 fewer licensed home inspectors in the state than two years earlier, nearly a 10 percent decrease. “Business is dropping off because of waivers,” he said.
Realtors encouraging buyer clients to waive inspections seem to know they are on shaky ground. In fact, a National Association of Realtors (NAR) article, “Waiving the Home Inspection: Don’t Blame Me!”, published on August 25, 2022 advises “You don’t want your clients to come back later and blame you for not warning them if they’re suddenly confronting unexpected and expensive home repairs.” It encourages Realtors to get their clients to sign releases so that they are not held responsible for buyer’s waivers. Encouraging buyers to waive inspections in any manner is pushing ethical boundaries. In some cases, Realtors may go over the line.
Ames says inspectors all know of situations where buyers were convinced they had no choice and have been left holding the bag and substantially damaged by waiving home inspection. But, it is very hard to get them to serve as the examples needed to press legislation. “People are physically, mentally, financially and emotionally exhausted by the process of home buying, so it’s hard to stand up in public and say ‘I was taken in’ by an unwise inspection waiver. Professionals describe inspecting houses after closing and seeing serious needs for upgrades, repair and wiring and plumbing issues that hurt low-income homeowners the most. “Not having a home inspection is not as big a risk for a huge corporation with deep pockets,” Ames suggests. “Lack of a right to home inspection is most damaging to the buyers with limited resources who can least afford to inherit the problems. They are also at an extreme and unfair disadvantage in getting a house in competition with wealthy buyers who can afford the risk of no inspection.”
But if home inspectors in New York want to go the way of Massachusetts, they’re going to need to do more work and build more momentum. The first version of the law had only a single sponsor. And there’s been a lot of pushback from the New York State Association of Realtors (NYSAR). In a March 2024 memorandum, NYSAR outlined several key arguments against the bill:
1. That the decision to obtain a home inspection should be a flexible option between the buyer and seller;
2. That lending institutions already have their own requirements for home inspections making additional government regulation unnecessary;
3. That the law could delay financial transactions; and
4. That the proposed legislation would massively increase demand for, and thus the cost of, inspections.
Proponents of the legislation, led by Ames and Jetty, emphasize the importance of home inspections. NYSAHI published a point-by-point rebuttal challenging each of NYSAR’s arguments, arguing that buyer agents acting as impromptu home inspectors during showings, or even the simple act of pressuring buyers, are conflicts of interest, obstruct buyer due
diligence, and hurt low-and-middle income buyers the most. Most prominently, they pointed out: “NYSAR is affiliated with the National Association of Realtors (NAR). NYSAR’s public position is reflected by NAR’s online statement: ‘Home inspections are a critical part of the home buying and selling process. Failure to obtain a home inspection could potentially cost you a great deal of money and hassles in the long run’. … A New York Right To Home Inspection bill is intended to ensure that every homebuyer has the opportunity and time to get a New York State regulated Home Inspection so that they can undertake the essential due diligence that the Realtor associations have repeatedly identified as a ‘critical’ step in the home buying process. We find NYSAR’s opposition to a RTHI bill duplicitous.”
Ames and Jetty say it’s been especially painful to see lowerand middle-income families struggle with the weight of serious defects in a home when they were pressured into waiving the inspection. “This problem is becoming very common, and I’ve seen firsthand how it can be a real nightmare for first-time homebuyers. For instance, a young couple that is just starting a family, might’ve offered 20 or 30 percent over asking price, and really stretched themselves financially to finally buy a home, only to discover significant defects after they move in. It can be very hard,” Ames says.
Further, it is becoming quite common for the home insurance company to get involved after closing. “We’ve seen cases where the new homebuyers move in and their insurance company sends an inspector out to get a look at the house, and they almost immediately send the new owners a letter saying ‘You need a new roof, a new electrical service, and a door on the side of your house, you have 60 days to complete this or we’ll have to withdraw your insurance.’ These folks may not have any money to repair or make changes to the house. When that happens you can’t get insurance anywhere else. Without insurance, the mortgage company can call their loan. They are then at risk of losing their house, losing their investment, destroying their credit and becoming homeless,” reports Ames. “This condition creates huge distress that can affect health, destroy marriages, place demand on social services and result in ‘zombie homes’ that are a burden on their communities.”
The debate over prohibiting the waiver of home inspections in real estate transactions encapsulates the tension between consumer protection and market flexibility. On one hand, opponents like NYSAR argue that such legislation would introduce unnecessary regulation, potentially harming middle-class homebuyers and increasing costs. They emphasize the importance of maintaining flexibility and autonomy in the real estate market.
On the other hand, proponents like NYSAHI advocate for RTHI to ensure the opportunity for professional inspection support so that buyers can meet their obligation for due diligence that is expected in a “buyer beware” business environment.
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Home inspection is a profession requiring very broad knowledge. Very few buyers have the training and experience to reasonably evaluate a home. NYSAHI highlights the conflict of interest and ethical concerns associated with related growing trends, such as buyer agents acting as home inspectors and the practice of encouraging buyers to depend on inspections hired by the seller. They stress the need to level the playing field between seller and buyer in a competitive market by resetting purchase offer contingencies back to what had been normal and accepted.
The statistics provided by Working RE Home Inspector underscore the financial impact of waived inspections on home inspectors and the broader implications for the profession. As the debate continues, it is essential to balance the need for consumer protection with the dynamics of the real estate market, ensuring that homebuyers have the information and opportunities necessary to make informed decisions without being unduly burdened by regulatory constraints.
NYSAR may be doubling down against the “Right to Home Inspection” legislation in New York, but enthusiasm for such laws appears to be growing all over the country. “One of the things we’re working on is trying to develop more of a regional or even national movement for Right to Home Inspection,” Ames said, adding “we’ve invited the state associations in Connecticut to meet with us via Zoom to share information.
“We’re asking for every homebuyer to have the unassailable right and opportunity to get professional support for due diligence from a home inspector and the time to do that, so they know what they’re buying,” Ames concludes.
They’re starting to introduce things to their legislature. We’ve also talked to home inspectors in Illinois, Wisconsin, and New Jersey. We think that this is a very common-sense consumer issue that can overcome wealthy Realtor association pressure, simply because it is clearly the right thing to do.”
Maybe the reason many Realtors are on board with inspectors on a right to inspection, and on protection from coercion into accepting waivers, is that it’s a fair middle ground.
“We are not trying to make a home inspection mandatory. That’s not what we’re asking for. That’s not something we want. We’re asking for every homebuyer to have the unassailable right and opportunity to get professional support for due diligence from a home inspector and the time to do that, so they know what they’re buying,” Ames concludes. WRE
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by Mike Twitty
N
ew technology brings additional educational challenges for home inspectors to consider. The popularity of electric vehicles (EV) in recent years has added another electrical system that inspectors will encounter in both new and existing homes and commercial settings.
A common opinion of many inspectors is that these systems are “out of scope” for a home inspection, and they should be disclaimed and referred to others for evaluation.
EV charging systems can often be the largest electrical load demand in a home, even exceeding HVAC and cooking equipment demands. The evaluation of the branch circuits/supplies for EV charging is no different from any other system and should be included in the home inspection. An experienced home inspector will already have the basic knowledge to properly inspect EV supplies, but some specific requirements and information must be learned.
There are three basic types of electric vehicle charging systems (Level 1, Level 2, and Level 3).
• Level 1 – Typically supplied with a standard 120–volt receptacle. While this is the most convenient way to charge electrical cars, it is less practical because it may take a few days to fully charge the vehicle.
• Level 2 – Supplied by a 240 or 208–volt circuit. Charging time is greatly reduced with this supply. Overnight is usually sufficient to fully charge the vehicle. Level 2 charging systems are common in both residential and commercial installations.
• Level 3 – Normally supplied with a 480–volt circuit. These are known as “fast chargers” and are only found at commercial and public locations. A full charge can be completed in as little as 30 minutes.
Modern electric vehicles have onboard chargers (in the vehicle). These chargers convert the AC power to DC to charge the batteries. Level 1 and Level 2 systems use the vehicle on-board chargers. Level 3 chargers bypass the onboard chargers and directly supply the batteries with DC power.
Mike Twitty retired from a 17-year home inspection career in 2021. He is a licensed electrician and an ICC certified electrical code compliance inspector for residential and commercial installations. Mike currently stays busy providing continuing education for home inspectors focusing specifically on electrical subjects. He can be reached via email at: mtwitty2@hotmail.com
Now, let’s cover some terms and definitions for charging systems.
• Electric Vehicle Supply Equipment (EVSE) – This includes all supply conductors, receptacles attachment plugs, power cords, and any other equipment used to transfer energy from the premises wiring to the vehicle.
• Electric Vehicle Power Export Equipment (EVPE) – This is also known as bidirectional power and is an option on some vehicles. It allows the vehicle battery to supply power to the electric grid or other external loads.
• Output Cable – This is the supply cable from a receptacle or wall mounted unit to the vehicle.
• Wall Charger/Wall Connector – The wall mounted unit that has input power supplied by either a receptacle or a hard-wired circuit. The supply to the vehicle is the output cable described above. “Wall charger” is used by some manufacturers, but the term is technically incorrect because these units are not chargers. The charger is in the vehicle.
• Power Supply Cord – An assembly consisting of an attachment plug and flexible cord that connects equipment to a receptacle. This is a short cord that supplies power to a wall unit from a receptacle.
• Mobile Connector – The cord/cable that connects power from a receptacle directly to the vehicle. Adapters are available to connect this cord to both 120–volt and 240–volt receptacles.
• Vehicle Connector – This is the connector on a cord that attaches to the vehicle. The two standard configurations are the J1772 for most cars and the NACS that is proprietary for use only with Tesla vehicles.
To complicate matters somewhat, there are two standard connector configurations for EV charging. The most common is the J1772, which is used by all manufacturers except Tesla. Tesla has their own connector design: the NACS connector. page 28 8
Having two different designs is not a new business concept and is often used by competitors. Consumers in the ‘70s and ‘80s were forced to decide between VHS or BETA formats for their video recording needs. Mac vs. Windows and iPhone/Android are similar format options that manage to coexist today.
The issue with EV charging is that many commercial/public charging stations are Tesla stations, and the charging cables will only fit Tesla vehicles. Adapters are being produced to allow some other vehicle types to use the Tesla stations. This of course, is at an additional cost for the consumer. Tesla does offer a universal level two wall connector that is equipped with a J1772 connector. Tesla also offers adapters to allow charging Tesla vehicles from non-Tesla equipment.
When it comes to residential charging options, there certainly is no lack of variety. Level 1 charging is simple. All that is needed is a standard 120–volt receptacle, the mobile connector power cord, and a 120–volt plug adapter. The power cord, 120–volt adapter, and 240–volt adapter are typically supplied by the vehicle manufacturer.
Several options are available for Level 2 charging. The two most common are a wall mounted connector unit or a 240–volt receptacle. Wall units can be hardwired or supplied from a receptacle with a power supply cord. A mobile connector cable directly connects power from a receptacle to the vehicle and no wall unit is needed. (See Figure 1, page 26.)
Most level two receptacles that are used are a 50 -amp NEMA 14– 50. A 14– 50 receptacle is normally known as a “range receptacle.” The supply conductors to a 14– 50 consist of two ungrounded (hot) conductors, a neutral, and an equipment grounding conductor. A neutral is not used or needed for EV charging, so why is this receptacle the most common? Why not use a NEMA 6–50 receptacle that uses two hot conductors and an EGC? The answer is basically for convenience. A NEMA 14– 50 is much more common in RV parks and campsites than a NEMA 6– 50 receptacle. A 6– 50 can be used, but an optional adapter usually must be purchased. The 14– 50 adapter is often supplied by the manufacturer as standard equipment. Other options for level two receptacles are a NEMA 14– 30 (4–wire/30 amp), a 6– 30, or a 10– 30 (both 3–wire/30 amp). These are normally used as dryer receptacles. An additional purchase of an adapter is needed for these receptacles as well. (See Figure 4.)
IMPORTANT NOTE: 10– 30 and 10–50 receptacles should not be used for new installations. They are non-grounded receptacles and are still produced only for the replacement of dryer and range receptacles in older homes. There are reports of some receptacles becoming damaged from overheating on EV circuits. Standard dryer and range receptacles are typically lighter duty and were not designed to handle the longer periods of heavy loads that are necessary for EV charging. Heavy duty industrial grade receptacles are available and should be used for EV charging. (See Figure 2.)
It is also important to note that the NEC requires all receptacles that supply power for EV charging are required to have GFCI protection for personnel. Hardwired wall units typically do not require GFCI protection unless specified by the manufacturer. GFCI protection is required for hardwired units installed outdoors that are rated 50 amps or less per NEC 210.8(F).
Please note some key differences regarding the following EV charging systems.
• Direct Connection From a Receptacle to the Vehicle with a Mobile Connector/Adapter Combination: The cord and adapter are mobile equipment and can be transported with the vehicle to access charging supplies when traveling. They are compatible with 120–volt and 240–volt supplies when combined with the proper adapter.
• Adapter Load Limits: Most, if not all plug adapters/mobile connectors have built-in amperage load limits based on the circuit rating ranging from 12 amps for a NEMA 5– 15 adapter to a maximum of 40 amps for a NEMA 14– 50 adapter. (NOTE: The Tesla 14– 50 adapter limits the maximum amps to 32.)
• Wall Connectors: Wall connector units are fixed in place. These are fed with 240–volt or 208–volt supplies. Al-
though more powerful units are available up to 80 amps, many popular residential wall units have a maximum rating of 48 amps. When hardwired and the maximum am perage load is 48 amps, the minimum supply should be a 60–amp circuit. When the unit is plug fed from a 50–amp receptacle and circuit, the maximum load is 40 amps.
Continuous loads are appliances or equipment that draw current for three hours or more. EV chargers fall into that category. When the appliance/equipment is a continuous load, the circuit conductors and overcurrent protection devices must be rated at a minimum of 125% of the circuit load. This is why when a charger supply pulls 48 amps, the circuit must be rated at 60 amps. (48 x 125% = 60) An 80 -amp rated charging load would require a 100 -amp circuit. (See Figure 5.)
EV charging installations have become much more common in recent years. Inspectors see charging systems in homes on a regular basis. As mentioned earlier, some are choosing to disclaim these systems. Although access to internal components of supply equipment and vehicle chargers is not practical and certainly exceeds the responsibility of the home inspector, evaluating the branch circuits that supply the equipment is no different than that for any other appliance. Learning to evaluate all of the varied power supply options for EV charging is a necessary skill for home inspectors.
Here are some recommendations for basic inspections.
• When possible, get wall connector data/ratings
• Confirm proper breaker and conductor size.
• Confirm the branch circuit rating is a minimum of 125% of the rated load.
• Confirm GFCI protection for all supply receptacles and outdoor equipment.
• Confirm weather-rated enclosures for outdoor installations.
• Inspect the condition of all visible cords, receptacles, connectors, and wiring.
• Include a comment in the report detailing any equipment that was not inspected and recommendations for more evaluation when needed.
NOTE: The following inspection recommendations should only be done by persons with advanced electrical training and experience with EV systems.
• Most equipment manufacturers specify “copper conductors only.” Confirm compliance when possible.
• Report EVPE bidirectional power supplies when present. Evaluation of these supplies can require advanced knowledge. The best practice is to report that it is present and to recommend further evaluation by a qualified person.
• Faceplates for wall units can be removed to inspect for loose terminal connections or internal damage.
• Load calculation. EV charging loads are often the highest power demand in a home. Load calculations are performed when the home is built to properly size the electrical service. When an EV system is added, the service capacity can be exceeded. Recommend having a load calculation when Level 2 systems are installed.
Some limitations of inspections include:
• Data/rating information is not available for equipment.
• Circuits are not labeled in the electrical panel.
• Physical access is not possible due to storage items, vehicle obstruction, etc.
The specific requirements for electric vehicle charging systems are located in article 625 of the NEC. Article 625 was first added in the 1996 edition. Revisions have been made in every edition up to and including the 2023 edition.
Before Henry Ford revolutionized the automobile industry with mass production of gasoline powered cars in 1913, electric vehicles were the more predominant style. Although the NEC did not dedicate an article relating to electric vehicles until the 1996 edition, specific requirements were included in other articles dating back to the early to mid-nineteen hundreds.
Special thanks to Jim Katen for his help in providing information and edits for the article. WRE
by Rick Bunzel
As a home inspector, our role is to provide a comprehensive assessment of a property’s condition, including its safety features. Among these, smoke alarms are paramount. Ensuring these devices are functional is not merely a recommendation; it’s a critical duty that can significantly impact your liability. According to the National Fire Protection Association (NFPA) over 3,670 people died in residential fires in the United States in 2023 (the most recent statistic). The NFPA data reveals the alarming statistic that nearly three out of five home fire deaths occur in properties with no smoke alarms or malfunctioning ones. While homes with working smoke alarms have a significantly lower rate of fire-related fatalities, tragic incidents can still happen due to factors like delayed responses, improper placement, or alarms that fail to alert occupants.
The new smoke alarm standard, UL 217 8th Edition, implemented on June 30, 2024, reduces nuisance alarms and improves the ability of smoke alarms to detect smoke from synthetic materials. Key requirements of this standard include:
• Nuisance alarm reduction: A test is incorporated to minimize false alarms triggered by cooking or steam.
• Synthetic material detection: Smoke alarms must now be able to detect smoke from synthetic materials, such as polyurethane foam commonly used in furniture.
• Multi-criteria detection: Smoke alarms should employ multi-criteria detection rather than solely smoke-specific sensors to identify both slow smoldering and fast flaming fires.
According to the National Fire Protection Association (NFPA), nuisance alarms are a primary reason homeowners disable their smoke alarms. The new standard aims to address this by making smoke alarms more effective at identifying actual threats. Additionally, technological advancements have introduced smoke alarms with enhanced features like self-testing capabilities and remote monitoring.
Rick Bunzel is a retired inspector formerly with Pacific Crest Inspections and an ASHI Certified Inspector #249557. He holds a BA in Business Marketing and in the past, he chaired the marketing and public relations committees for a national home inspection organization. He spent 42 years as a reserve fire fighter. He retired as a Captain from the Mt. Erie Fire Department in Anacortes, WA. paccrestinspections.com
Failing to report a defective, old or non-functional smoke alarm can have severe consequences for a home inspector. If a fire results in loss of life and the home had recently been inspected, the inspector may be held liable. In many cases, homeowners have sued Realtors and home inspectors for negligence or breach of contract when a fire occurs in a property that was inspected but had underlying defects that contributed to the fire.
These lawsuits can be complex, as they often involve determining the cause of the fire, the role of the Realtor and home inspector, and the extent of their liability. Many attorneys will attack your contract language and file lawsuits in such cases. This liability can extend to financial losses, legal fees, and the considerable stress associated with such litigation.
To mitigate liability risks and protect the safety of homebuyers, inspectors should follow these best practices:
1. Thorough Inspection: Conduct a comprehensive inspection of the property, including all areas where smoke alarms are typically located.
2. Testing Smoke Alarms: Follow your standards of practice (SOPs). Most home inspector organizations and states with licensed inspectors have SOPs that cover smoke alarms:
• Documentation: Document the condition of smoke alarms and any recommendations for replacement or repair. Take pictures.
• Clear Communication: Communicate your findings clearly to the client, emphasizing the importance of addressing any issues with smoke alarms promptly.
• Stay Informed of the Latest Standards: Stay updated on the latest industry standards, regulations, and technological advancements related to smoke alarms.
By adhering to these best practices, home inspectors can help protect the safety and well-being of homebuyers and mitigate their own liability risks. Remember, ensuring the functionality of smoke alarms is not merely a task; it’s a crucial responsibility that can save lives and prevent property damage. WRE
There was once a debate 12 years ago among home inspectors about the superiority of photoelectric alarms, building codes and the construction industry still using ionization alarms. While the NFPA, UL, Fire Administration, and Consumer Protection Agency haven’t explicitly endorsed one type over the other, experts generally agree that a combination of photoelectric and ionization alarms provides the best overall protection.
Photoelectric smoke alarms are particularly effective at detecting smoldering fires, the most common cause of residential fire deaths. This is because they are more sensitive to larger smoke particles produced by smoldering fires. On the
other hand, ionization smoke alarms are better suited for detecting flaming fires, which produce a large amount of smoke.
Should
If your home was built in the last 20 years, it likely has ionization smoke alarms. While these alarms are still commonly installed due to their affordability and compliance with building codes, it’s recommended to replace them with either UL 217- compliant or combination sensor alarms when they are over 10 years old. If your smoke alarms are relatively new, then I would recommend adding/ replacing combination alarms in the hallways of the residence. WRE
by Isaac Peck, Publisher
M
ike Crow has been a stalwart in the home inspection profession for 40 years, starting in 1985 with his dad—who was one of the first licensed home inspectors in Texas (License #28).
Over the years Crow has also become a trusted coach, mentoring home inspectors for over 20 years. He has helped more than 100 inspectors break the one-million-dollar revenue mark and has guided hundreds more to multi-six-figure success.
And he’s still going strong.
As he prepared for his Mission 25 conference (March 10-12, 2025) Working RE Home Inspector sat down with Crow to get his latest insights on marketing, processes, and (most importantly) how home inspectors can build a thriving business—not just work a job.
Here’s the latest from one of the most iconic home inspector coaches and marketing experts in our profession.
Working RE Home Inspector: Home inspectors have been experiencing a tough market period with historically low transaction volumes that haven’t been seen in 20 years. How is your home inspection business doing?
Mike Crow: At TexInspec, we haven’t let higher interest rates and a slow market stop us. We’ve conducted over 100,000 inspections since we started 20 years ago—easily. We’ve built a strong foundation, and we understand the essentials that help a business grow. While many inspectors had their peak years during the pandemic, we used 2022 to recalibrate, which positioned us for growth in 2023 and beyond. In fact, 2023 was our best year ever. Then in 2024 we grew even more—having another record year. Now, 2025 is shaping up to be even better than 2024.
Today, my son Jonathan runs the show and handles most of the day-to-day on the home inspection side, and I’m blessed to be able to focus on helping home inspectors build their businesses and share the winning strategies we’ve used to succeed ourselves.
Working RE Home Inspector: Many people call you the “Father of Home Inspector Marketing.” How do you think you got that title, and what makes marketing so important to a home inspection business?
Mike Crow: The title “Father of Home Inspector Marketing” came about as a result of helping so many people succeed. When you help others grow, titles tend to follow. It’s amazing how success attracts labels, and I’ve earned a few over the years. While many in the industry, like Michael Casey, are exceptional at technical aspects, marketing has been my main focus because of how important it is to grow a home inspection business. But marketing isn’t all we focus on—we spend a lot of time on other aspects of the home inspection business, like process, and people, and much more.
Marketing is critical because even the best inspections won’t matter if no one knows about them. I embraced marketing wholeheartedly, and it’s been a game-changer for us. Take Rory Warren, for example: he ran a single-inspector operation for years but, after embracing multi-inspector strategies and focusing on marketing, he grew his business into a $1M operation. Marketing systems and processes, like having an online sales process that works when you’re sleeping, are vital.
To put it simply, having a great inspection is important, but it’s the systems and marketing that drive sales. McDonald’s serves more burgers than any of its competitors by far, but they do it not because the burgers they sell are the best, but because their customer experience is consistently positive, the product they serve is consistent—you can get the same burger in Dallas, Texas as you can get in San Diego, Calif., and their marketing and processes are unrivaled.
You want a good product, but you need to have marketing and processes in place that allow you to grow and scale. This is true even if you are a one-home inspector operation, or if you want to build a larger multi-inspector firm.
Working RE Home Inspector: What’s changed for home inspectors in business in the last five years? What’s stayed the same?
Mike Crow: There’s been a lot of changes in the last five years, especially when it comes to technology and how marketing is executed. One major shift has been the growth of services like
Foundation Elevation Surveys (FES) and Sewer Scopes. More and more inspectors are adopting these specialized services to provide added value to their clients. Inspectors are realizing that diversifying their service offerings helps set them apart.
Another significant shift has been in marketing. Before the pandemic, home inspectors were already beginning to explore online marketing, but the need to adapt quickly to a more digital world really kicked into high gear when COVID–19 hit. During that period home inspectors, like many business owners, had to pivot quickly and adjust their marketing strategies. We took advantage of this time to amplify our digital marketing efforts. It was like turning up the volume on a dial—we really kicked things into high gear with what I like to call “Big Bang Marketing,” and now, that marketing has transitioned to being “Online Big Bang Marketing.” This shift isn’t just about embracing new platforms, it’s about understanding how to harness the power of the internet to truly reach your audience at a large scale.
Plus, use the one thing that’s remained constant. That is the importance of relationships. In business, but especially in the real estate space, it’s all about building solid, lasting relationships. I’ve been in the business for over 40 years, and the relationships I’ve built with people in the industry have been key to our success. It’s no different now—relationships are at the core of everything we do.
Think about it: when you build relationships with real estate agents, attorneys, movers, title companies, and insurance providers, that trust leads to referrals. This is something that will never change, no matter how much technology evolves. The personal connection is still the foundation of business in our profession. We have relationships with brokerages that have lasted decades. In one case, we knew their family when they just had a single brokerage office, and now they have 20 offices throughout our marketing area.
These people refer us because they know they can count on us, and that’s the essence of the home inspection business. Some folks think they’re building relationships, but they’re doing it all wrong. They approach it like a one-sided transaction, like a bad marriage where one party is constantly giving, and the other is constantly taking. In my experience, building relationships is about balance—both parties need to give and take, and it has to be a two-way street. That’s the kind of relationship we strive for with everyone we work with, and that’s how you truly succeed.
Another element that hasn’t changed is the focus on providing value. Over the years, our business has grown because we take care of our customers, but we also focus on taking care of the people who refer us. Past clients are often the easiest source of referrals, but we also nurture relationships with professionals in other fields—attorneys, movers, title companies, and others in the real estate world. Taking care of these referral sources is just as important as taking care of the clients we inspect for.
Looking ahead, I believe technology will continue to reshape the profession, especially with the integration of artificial intelligence (AI). In five years, the way we handle customer service will be completely transformed by AI. Right now, people still insist that personal interaction is a must, but AI is already playing a role in answering phones and handling basic inquiries. I don’t think we’re too far from a future where AI can provide seamless communication across a variety of mediums. When you call a business, an AI will answer. It’s already happening in places like American Airlines, where AI is used to walk you through a whole process. It’s not perfect yet, but in five years, AI will be much more refined and smoother.
For those who embrace these changes, they will be able to scale faster than those who resist. The key is to get the right systems in place, like a perfect script for answering calls that ensures clients get exactly what they need every time. Imagine AI helping you build reports too, speaking into the system and having it generate a report for you with accuracy. AI is already capable of recognizing key phrases and organizing them properly in reports. For example, if you say “ZPG,” the system can automatically place it in the right section of your report. This kind of automation will make reporting easier and more efficient for inspectors.
The bottom line is that while the tools and technology available to home inspectors have changed, the fundamentals of the business remain the same. Relationships, value, and providing exceptional service are the cornerstones that have always driven success in the home inspection profession—and that’s something that will never change. However, the way we build those relationships and deliver value is evolving, and it’s exciting to think about what’s to come.
Mike Crow: One of the key tips is to approach your marketing by the numbers—Key Performance Indicators. For instance, I do a “date night” every Tuesday with my wife to nurture our relationship, business is the same way. Business growth requires consistent, deliberate actions. Set specific Key Performance Indicators (KPIs) for your marketing efforts—things like how many offices you visit per week and how many presentations you make. We consistently target 10 offices each week per inspector and over time, that adds up.
Another important step is to delegate. Once you’re conducting around 200 inspections per year or about 20 per month, you should consider hiring a part-time marketing person. This allows you to keep growing without getting stuck in the cycle of boom and bust. I have talked to many home inspectors who do marketing, then when they get busy, they stop marketing, and then they get slow, then they start marketing. They page 34
are caught up in a cycle of boom and bust because they don’t know how to hire and build a team. Even a solo home inspector can have support staff—there are solo inspectors who manage $300,000 businesses without adding an additional home inspector—they’ve simply perfected their systems and built a team. For those looking to scale further, having the right team and processes in place is crucial.
Working RE Home Inspector: How do you see technology impacting the home inspection business in the next five years?
Mike Crow: Technology is rapidly advancing, and we are already seeing AI tools that allow inspectors to perform tasks like generating reports simply by speaking. Imagine this: you’ll dictate a report and AI will generate it, complete with all the necessary details—saving time and improving accuracy. AI will also help with client communication, with systems that can answer calls, schedule appointments, and even respond to inquiries in a human-like manner.
The key to success will be adopting these technologies early. The companies that do will grow faster and be more efficient, reaping the benefits of smoother processes and better customer service. In five years, AI will be much more advanced, and it will feel natural to interact with these systems—making businesses even more competitive.
I never forget that the adoption of technology is one of the main reasons for our growth. For instance, in 1988 we produced our first computerized report on-site and still do so today. Of course, now many inspectors do computerized reports, just not on-site. We use technology to create “Speed and Accuracy.”
Working RE Home Inspector: For home inspectors who want to learn more about how to grow their businesses or want to contact you, where should they go?
Mike Crow: Visit ww w. coachblueprint.com to learn more about what we’re doing to help home inspectors. Also, every year we put on a conference, and we love to invite home inspector business owners from across the country to the event, so be sure to sign up for our email newsletter. Also, I have been doing a podcast for years called “Home Inspector Marketing Podcast” just ask “Alexa” to play it for you...or visit: https://homeinspectormarketingpodcast.com/
My motto is “Be successful and be around those who are successful” because the more money we make the more people we can help. And it works. Being able to see thousands of home inspectors build successful businesses as a result of being part of a mastermind and sharing the practices and ideas that actually work, is so rewarding for me. It’s my life’s work. See you there! WRE
by Isaac Peck, Publisher
On January 30, 2025, Rhode Island enacted a significant amendment to its General Law concerning home inspections. Under the new law, only licensed electricians are allowed to inspect and evaluate residential electrical systems. Inspectors who are not licensed to perform electrical services cannot open circuit breaker panels nor physically interact with wiring. The penalty for violating the law is $1,500 for a first offense.
It’s obvious that electrical safety checks are an essential part of home inspections, since things like faulty wiring, overloaded circuits, or outdated systems can cause fires, electrical shocks, and incur costly repairs down the line for the homeowner. We can assume that when the General Assembly considered the amendment, it was with a picture in mind of home inspectors being accompanied by licensed electricians, or maybe even home inspectors getting licensed as electricians? But good policy making requires the ability to contemplate unintended consequences.
It’s hard to see the passage of this new law as more than (1) a serious encroachment on a home inspector’s services and business, and (2) a significant increase in costs for the prospective homeowner, who will now be faced with hiring both a home inspector and an electrician to inspect any potential home. International Brotherhood of Electrical Workers business manager Joe Walsh, left this extra cost unaddressed and emphasized the inherent value these inspections add to the home-buying process by mitigating risks associated with outdated or faulty wiring.
But critics note the logistical and financial repercussions of the law for real estate transactions. The Rhode Island Realtors Association, represented by President Chris Whitten, pointed to the strict 10 - day inspection window stipulated in purchase and sale agreements, during which buyers must secure inspections and negotiate with sellers. Whitten warned that delays in scheduling licensed electricians could lead to disruptions in the transaction timeline, potentially requiring extensions and incurring additional costs for buyers.
Whitten further highlighted the unintended financial strain this legislation may impose on first-time homebuyers. Beyond the standard home inspection, buyers opting for electrical evaluations must now bear the associated expenses, which remain unstandardized, since licensed electricians set their rates independently.
According to the Rhode Island Department of Labor, the state currently licenses 1,938 electrical contractors qualified to
perform inspections. This workforce, while specialized, may face capacity challenges in meeting increased demand for electrical evaluations, particularly under the constraints of tight transaction deadlines. Rhode Island could fill the gap with training and community/trade school partnerships, financial incentives, and streamlined licensing, but it will take time to get those programs in place (if they’re approved at all) and even more time to produce qualified full-time inspectors to fill the current needs. In the meantime, backlog and lost transactions could accumulate.
Combine the lack of licensed contractors with the 10 - day timeframe required by law, and you have a situation where the seller may have to extend the deadline, or where the buyer might be pressured into waiving inspections—a mutual agreement that is still allowed in Rhode Island, and which could be detrimental to the buyer and the inspection industry down the line.
But what about incentivizing home inspectors to obtain electrical certification? That may address the issue (again, not right away), but we’d need to consider time and cost to the licensee, and whether home inspectors would even want to commit to this process.
An astute observer might recognize an age-old conflict between keeping home prices affordable and ensuring consumer safety. There are a lot of stakeholders flying around in that juggling act, including electricians, home inspectors, and insurance companies, each of whom plays a pivotal role in this complex equation—as well as the buyers and sellers themselves.
While the electricians in Rhode Island are likely celebrating, the law was strongly opposed by the Rhode Island Association of Realtors. On a home inspector forum, several home inspectors
voiced their dismay and criticism of the law, with one writing: “The motivation for this law is fairly obvious. It’s designed to get more work for licensed electricians in the state.”
Not only are home inspectors forbidden from opening circuit breaker panels or physically interacting with wiring, but they are also forbidden from performing any type of testing or observations—even inserting a tester into a receptacle!
Some industry insiders are predicting the electricians may try to take this model and get similar laws passed in other states, with one person adding on a forum: “I would expect other states to add similar laws to their books.”
Many question whether this move actually helps consumers as it adds a significant cost and time delay to potential home
“The motivation for the law is fairly obvious. It’s designed to get more work for the licensed electricians in the state.”
buyers and it restricts home inspectors from actually serving their clients.
This then raises the question of what home inspector associations, such as the American Society of Home Inspectors (ASHI) or the International Association of Certified Home Inspectors (InterNACHI) are going to do to protect home inspectors and consumers’ interest alike. Time will tell. WRE
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by Greg Nelms, Nelms Inspections
C lean roofs add to a home’s curb appeal and its real value. But when a roof is plagued with moss, lichen, or algae, it hurts the home’s aesthetics in noticeable ways and that added value is lost. Even worse, moss, lichen, and algae will damage roof materials and shorten their lifespan, massively increasing the costs owners will pay for roof maintenance and care. The good news is that identifying and mitigating the sources of this damage will save that hassle and money.
Figure 1 shows a home with a roof that is 10 years old. The unsightly streaks on the roof are the result of algae growth. While algae is mostly a cosmetic issue, it can lead to other more important concerns such as lichen.
Lichen is a strange creature—it’s both fungi and plant, and it grows in symbiosis with algae. On a roof, that process will begin when fungus or organic material is transported by the wind. Then sunlight, moisture, and oxygen will all speed up the mating and growth process. Black and green algae growing on the roof will provide nutrients for the lichen. This means that preventing algae growth on the roof’s surface will also help prevent lichen.
Why is lichen so dangerous on the roof? Most roofs in the United States use asphalt composite shingles (See Figure 2). Lichens are acidic, and acids damage the shingles by eroding their protective surface layer. As they grow, lichen colonies will trap heat in the shingles, preventing them from cooling down properly. This accelerates the shingles’ deterioration process. The asphalt dries out and cracks more easily.
Lichen also traps moisture against the roof that would otherwise evaporate into the air. In areas subject to frost, this moisture can damage the shingle surface through freeze-and-thaw cycling. This cycling loosens the bond between the limestone granules and the asphalt. The life of any roof material depends upon its ability to dry out after becoming wet. This humidity inhibits the shingles from drying.
Greg Nelms is the owner of Nelms Inspections and has been a home inspector for 35 years. He is also an instructor for the home inspection courses required by the state of New Jersey to obtain a home inspection license. Greg is a guest educational speaker for seminars across the country and is often asked specifically to teach on the subject of report writing. He can be reached at nelmsinspections@gmail.com.
To make matters even worse, when lichen is removed, it takes a portion of the shingle’s protective material with it, since it has bonded so strongly with the shingle. This makes the asphalt more vulnerable to damage from sunlight. In the end, lichen can damage roofing material in many different ways, greatly reducing the lifespan of those materials and increasing the costs of maintenance and repair.
Moss growing on a roof is also extremely damaging to asphalt shingles. It hurts the asphalt in similar ways to lichen, but the process happens faster. Once moisture mixes with organic debris left sitting on the roof, the moss will begin to grow.
A number of factors can increase this risk. The amount of shade and overhanging tree branches above the house makes a difference. A well-shaded roof prevents the evaporation of moisture, creating optimal conditions for moss to thrive. Because of this, we often see that the north side of a roof is more susceptible to moss.
Moss holds moisture much like a sponge retains water. Since it typically grows around the edges of shingles, moss will then intrude under the shingle, lifting it, and making the roof more vulnerable to leakage and wind damage (See Figure 3). Moss can also make the roof very slippery and dangerous for those walking around the roof to make repairs.
Understanding how algae, lichen, and moss grow on roofs in the first place, knowing that the key is moisture and allowing organic matter to mix with water, suggests an obvious strategy in preventing and reducing all that growth: remove the moisture and organic matter.
Some of this begins with the manufacturers. Makers of asphalt composition shingles have been incorporating algae-resistant material into their shingles for several decades. Although a number of different methods have been used, the current process of embedding copper into the mineral surface of the shingle is the most common. As water washes over the shingle, the copper kills any algae that may be present. But this method does not last the life span of the roof shingle, and the roof will be susceptible to algae, lichen, and moss at some future point. Make sure you check your manufacturer’s warranties, as they vary widely in coverage. Most policies will cover you for five years, but it pays to check for specifics.
Another method that was common in years past and appears to be making a resurgence is incorporating a metal strip of aluminum, zinc, or copper across the length of the ridge (See Figure 4). This metal band works in a way similar to the embedded copper within the roof shingles. If you’ve ever wondered why roofs sometimes look cleaner below the chimney and plumbing vents, it’s because as rain washes over the metal, this kills algae below those flashing components (See Figure 5, page 40).
There are other ways to remove algae, lichen, and moss. One common method is to wash them off with chemicals like algaecide and bleach (See Figure 6, page 40). Once the shingles have been treated with the chemicals, the algae, lichen, and moss will die in the following several days, and eventually washed away in successive rain events. As you might expect, this is a process that is best left to professionals. From the safety risks involved in slope roofs and soapy or slippery chemicals, to the risk of uneven results that will leave a roof looking worse than the blight of algae,
page 40 8
lichen, and moss you’re trying to remove. Another consideration is the possible damage the chemicals may cause to landscaping. Most professionals will wet down surrounding plants and shrubs before and after the roof has been treated with the wash.
Keeping roofs free from debris and build-up is critical. It’s the ounce of prevention that beats the pound of cure. Allowing leaves, pine needles, oak pollen, branches, etc. to remain on a roof will promote the growth of moss and lichen. The solution is to regularly clean it up. This most often happens during the fall and spring, but can also happen situationally, like after a rain or wind
storm brings debris from nearby trees. Performing maintenance is always less expensive than having to remedy a crisis situation.
Conclusion
A roof is not just a critical component of the dwelling. It also is expensive to replace. By recognizing the potential damage of algae, lichen, and moss growth, and knowing what to do to remove them and mitigate their early damage, a homeowner can initiate corrective maintenance and help guarantee the roof material will last its normal life span. When it comes to your roof, a little bit of diligence and maintenance goes a long way. WRE
