You can evaluate any home watch provider in a single conversation if you ask the right questions. Here are the five that matter most.
Question 1: Can I see your certificate of insurance? A professional company can provide this immediately. General liability and professional liability coverage — both required. If they have to 'look into it,' keep looking.
Question 2: Can I see a sample inspection report? Not a template — an actual report from a real visit, redacted if needed. You want to see the format: detailed, photographed, dated, and identified.
Question 3: What's your process when you find a problem? Walk through a scenario: 'You find water under the kitchen sink. What happens next, in order, until it's resolved?' The answer should include: immediate notification to you with photos, your approval required before any work, vendor coordination, and documentation.
Question 4: How many properties does each of your inspectors manage? More than 40-50 properties per inspector makes thorough service difficult. Companies that keep portfolios manageable per inspector are investing in quality.
Question 5: Can I speak with two or three current clients with homes similar to mine? References from comparable properties are the most relevant predictor of your experience.
Related reading: How to Choose a Home Watch Company: 10 Questions to Ask.
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