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A recent "Good Morning America" investigation finds that government building inspectors are often overworked and sometimes lazy, incompetent or corrupt.

Whether you're remodeling or having a new home built, building inspectors are supposed to check the construction at several crucial phases and make sure it's up to code. Home buyers and remodelers count on those inspections to ensure their houses are safe.

Homeowner Lisa Daniel of Wayne County, N.C., showed "GMA" how the front of her house was seven inches longer than the back, making the house hopelessly out of square and dangerously unstable.

An engineer found more than 25 code violations that the inspector had missed and said the house should be demolished and started over. Daniel never moved in because the house was unfit for occupancy.

"I lost everything I ever had and I've lost everything I ever wanted to have and everything I ever tried to have -- before I even had it," Daniel said. "I never spent a night in this house."

Daniel was so devastated that she followed and videotaped the building inspector who had done her inspection. Her tapes show an insulation inspection where he enters the house and spends just 24 seconds inside. Then he walks out and signs the inspection sheet. Another clip shows the same inspector at another house on a day when he's supposed to inspect framing, electrical and plumbing -- serious safety issues. One minute and 28 seconds later, he exits and signs off on it.

"I couldn't believe that he'd been getting away with this," Daniel said.

Daniel sued Wayne County, which settled for $94,000 without admitting liability. Wayne County wouldn't comment on the specifics of the case. The inspector told us the inspections we saw were quick because they were follow-ups, but he had no response when we revealed he was seen on tape doing the same thing over and over again. As for Daniel, she's still out tens of thousands of dollars.

A National Problem

It's a nationwide hazard. The state of New Jersey investigated shoddy new-home construction and found lazy, incompetent code inspectors were part of the problem.

"Some of them were doing drive-by inspections," said Charlotte Gaal, the lead investigator. "It's not that they got paid off. They just didn't bother."

But some inspectors do get paid off. In the last few years, authorities have brought corruption charges against code inspectors all over the country.

However, the most common scenario of all is something just as hazardous to your home: overwhelmed inspectors.

In the booming Phoenix area, ABC affiliate KNXV found one inspector scheduled to do 206 inspections on a single day. Another city's inspectors conducted an average of 85 inspections every day. Experts told "GMA" 25 to 30 inspections a day was a reasonable amount.

KNXV followed another building inspector last year who had one of the highest caseloads in her town. It's not her fault, but she spent only 24 minutes inspecting seven houses. That town told us its inspectors no longer have to work so fast -- not because the town has hired more inspectors but because building has slowed down there.

"It's critical to have enough people, highly trained, to go out and to do that job," said Rick Weiland, CEO of the International Code Council, the organization that develops building codes and trains code inspectors. "Good code enforcement is extremely important. It's all about public safety."

Of course, many building inspectors are highly competent and routinely catch life-threatening code violations. And any inspector with no code council certification is not going to know what is required. Believe it or not, hundreds of jurisdictions across the country don't have code inspectors.

So if you're thinking of building or remodeling a home, you shouldn't blindly rely on this safety net. Instead, make sure your contract allows you to bring in your own private inspector. Hire somebody who is international code council certified(ICC) in brand-new homes and knows the codes and then have that person to perform a code inspection Certificate of Occupancey inspection.The ICC stes forth all building code residential & commerical standards for structures up to 3 stories.

What Should I ask my Inspector?

1. What does your inspection cover?

The inspector should ensure that their inspection will meet all applicable requirements, and will comply with a well-recognized standard of practice and code of ethics. You should be able to request and see a copy of these items ahead of time and ask any questions you may have. If there are any areas you want to make sure are inspected, be sure to identify them upfront.

2. How long have you been practicing in the home inspection profession and how many inspections have you completed?

The inspector should be able to provide his history in the profession and perhaps even a few names as referrals.

3. Are you specifically experienced in residential inspection?

Related experience in construction or engineering is helpful, but is no substitute for training and experience in the unique discipline of home inspection. If the inspection is for a commercial property, then this should be asked about as well.

4. Do you offer to do repairs or improvements based on the inspection?

Some inspector associations and state regulations allow the inspector to perform repair work on problems uncovered in the inspection. Other associations and regulations strictly forbid this as a conflict of interest.

5. How long will the inspection take?

The average on-site inspection time for a single inspector is two to three hours for a typical single-family house; anything significantly less may not be enough time to perform a thorough inspection. Additional inspectors may be brought in for very large properties and buildings.

6. How much will it cost?

Costs vary dramatically, depending on the region, size and age of the house, scope of services and other factors. A typical range might be $300-$500, but consider the value of the home inspection in terms of the investment being made. Cost does not necessarily reflect quality. HUD Does not regulate home inspection fees.

7. What type of inspection report do you provide and how long will it take to receive the report?

Ask to see samples and determine whether or not you can understand the inspector's reporting style and if the time parameters fulfill your needs. Most inspectors provide their full report within 24 hours of the inspection.

8. Will I be able to attend the inspection?

This is a valuable educational opportunity, and an inspector's refusal to allow this should raise a red flag. Never pass up this opportunity to see your prospective home through the eyes of an expert.

9. Do you maintain membership in a professional home inspector association?

There are many national associations for home inspectors. Request to see their membership ID, and perform whatever due diligence you deem appropriate.

10. Do you participate in continuing education programs to keep your expertise up to date?

One can never know it all, and the inspector's commitment to continuing education is a good measure of his or her professionalism and service to the consumer. This is especially important in cases where the home is much older or includes unique elements requiring additional or updated training.

International code council(ICC),The building code Enforcement Professional Certification Program adopted by the Association provides a means of gaining recognition of the competency levels acceptable for inspection responsibilities and improved professional standing in the community.Inspector #5275830