Just last year (2008), I had to pay for a real-estate inspection. For the first time in over 32 years, I purchased an existing home that I didn't build myself. Fortunately, I hired the best inspector around to perform my real-estate home inspection. The inspector was certified by the American Society of Home Inspectors. As I followed him through the house, it was obvious that he had done many real-estate inspections. He zeroed in on all the mission-critical aspects of the house and was extremely thorough.

Many years ago, I used to have my own real-estate inspection service. Back in the 1970's, when you opened the Yellow Pages, there wasn't even a heading that existed for home inspections or real-estate inspections. Many young people have no idea what the Yellow Pages are or were. They were the first search engines. The Yellow Pages were phone books that listed businesses under different categories. If you needed a problem solved, you opened the Yellow Pages. Now people solve problems by typing their problems into search engines!

One of the reasons real-estate inspections became a huge industry was a subtle change in the laws in many states. For many years, the law put the burden of defects that might exist on the buyer of real estate. The Latin phrase 'Caveat Emptor' - Let the Buyer Beware - was the standard. Sellers of real estate or other chattel were held exempt if they sold goods that were defective.

But slowly the law started to change as more buyers won lawsuits about serious undisclosed defects. At the same time, real estate brokers were sucked into this costly legal vortex by being named as defendants in the lawsuits. The homeowners felt they should be held to a higher standard as they saw the houses each day and should be able to spot problems.

It didn't take long for the Realtors to figure out that it was in their best interest to help promote using builders, or any professional engineer, to look at a house once it was under contract. Suffice it to say, the real-estate inspection industry can trace its roots to the legal profession.

The inspection of real estate can be an involved process. My inspection took about three hours. Some inspections can take even longer. If you want a thorough inspection, you often have to bring in more than one inspector. In my case, I also brought in a septic tank specialist who looked inside the tank, tested the cleanliness of the leach field and tested the pump. Unfortunately, my septic system is below the leach field, so the secondary waste water in the tank has to be pumped uphill about 25 feet in elevation.

It's easy to locate real-estate inspection services. I think the Internet is the best place to start. Beware of using inspectors recommended by the Realtor. For many years, real-estate inspectors were known as deal killers. Many Realtors don't want the deals to blow up, so some unethical salespeople and brokers would recommend an easy inspector. You want a real-estate inspector that used to be a drill sergeant in the Marine Corps.

Furthermore, you want a certified inspector that has to meet tough qualifications and is required to take continuing education. Not all inspection certification programs are equal, not by a long shot. At the time this column was written, I feel the toughest real-estate inspection association is the American Society of Home Inspectors (ASHI). Take a look at their requirements and see if you don't agree.

To save money on inspections, it's really a good idea to take with you on all showings your own real-estate inspection checklist. Your form will not be as detailed as that of an ASHI inspector, but if you can see major problems that would eliminate the house before you go to all the trouble of placing an offer, why not do that? These checklists exist out on the Internet, and they prompt you to look at foundation problems, water leaks that have been disguised, roof condition, exterior drainage, etc. You have to be really careful when you look at homes as it's easy to overlook the true condition of a home. Often your mind glosses over defects as you try to place yourself in the house.

If you do hire a professional, you'll get a real-estate inspection report at the conclusion of the inspection. Sometimes the inspector will give it to you immediately, and other times you may get it sent to you within hours as the inspector transfers photos from the inspection onto the report. Photos in the report are invaluable. You want to ask for these as they can win arguments down the road if the deal goes south.

Be sure to get a good real-estate termite inspection if you live in the lower 48 contiguous states of the USA. Termites are everywhere, and are more active in some areas than others. I've been told that there are two types of houses: those that have had termites and those that will. Termites have a motto: Take no prisoners. Given the opportunity, they will invade your home. The worker termites forage for new food sources constantly. It's a survival skill so they are constantly introducing new food to the colony.

When you finally decide to order your residential real-estate inspection, try to be present during the inspection. You'll be able to see the things the inspector discovers, and he'll be able to explain to you in person the severity of any issues. I don't know if the perfect house exists that's problem free, so don't expect a report that says there are no problems. Use common sense when evaluating the report, and be sure to get accurate estimates as to what it might cost to fix major problems.