How we vet inspectors and contractors

The work on the list is their main job

A house with a sinking corner needs a foundation specialist, not a remodeler who has poured a few footings. So in every list the companies that do that work day after day come first, and those that offer it as a sideline come after them. We judge it from how each company describes its own work, and every list has its own question.

Home inspectors: does it inspect houses for buyers, sellers or owners and report on their condition? Real estate agencies, general contractors, companies that only do pest control and city building departments are left out.

Foundation repair: does it repair or stabilize house foundations, with piers, slab or pier-and-beam leveling, or crawl space and basement wall repair? Concrete suppliers, structural engineers who only assess and design, and remodelers with no foundation work are left out.

Water damage restoration: does it dry out and restore homes after leaks, floods or burst pipes? Plumbers who only fix the pipe, carpet cleaners and insurance agencies are left out.

Mold remediation: does it inspect homes for mold, test for it or remove it? General cleaning companies, duct cleaners that do nothing else and laboratories that never visit a home are left out.

Radon mitigation: does it install radon reduction systems in homes, such as sub-slab depressurization? Inspectors who only test, heating and plumbing companies with no radon work and stores are left out.

Pest control: does it treat homes for termites, rodents, bed bugs, cockroaches or other pests? Lawn care companies, wildlife shelters and hardware or farm stores are left out.

Two lists can be narrowed down. Among home inspectors: radon testing, mold testing, sewer scope (a camera run through the sewer line), termite or wood-destroying organism (WDO) inspections, new construction at stages such as pre-drywall or the final walkthrough, and commercial buildings. Among pest control companies: termite treatment, whether with liquid barriers, bait systems or fumigation.

What clients say, and for how long

We give weight to what clients say about each company in public, which anyone can look up and compare. We read it with some perspective: a long, steady record of jobs counts for more than a short run of praise, and a handful of reviews does not carry the weight of hundreds. That matters most for work sold with a warranty, since the company has to still be in business to honor it.

What each company explains

We read each company's website and official channels to see which jobs it takes on and in which area, whether it shows its state license or certifications where they apply, what insurance it carries, how it prices an inspection or a repair, what its warranty covers and how quickly it answers an emergency such as a flooded basement.

Nobody pays to get in

Where each company sits is an editorial call based on merit, and the lists get a fresh look every so often. Being listed is free, and money cannot buy a place or bend the rules. Only companies that are already on a list can buy a Pro plan, for a fuller page, or a Top position at the start of it, and either one is always labeled.

What is left for you to check

Home inspectors: if your state licenses them, look up the license number with the state board. Ask for a sample report, which standards of practice the inspector follows and what the base price leaves out, since radon, mold, sewer scope and termite checks are often extra. If the inspector would also be paid to fix what the report finds, that is a conflict of interest worth raising.

Foundation repair: get an independent opinion, ideally from a structural engineer, before you sign a large contract. Ask whether the job needs a permit, what the warranty covers and whether it transfers when you sell.

Water damage: call your insurer first, and read carefully any form that lets the company deal with your claim or bill your insurer directly. Ask for moisture readings before and after the drying.

Mold: ask what caused the moisture and how it will be fixed, and consider having one company test and a different one clean up. In states that license mold work, check the license.

Radon: ask whether the company is licensed or certified for mitigation in your state, or holds a national certification, and make sure the price includes a test once the system is running.

Pest control: check the state license, ask which products will be used and get in writing what a termite warranty covers, how long it lasts and what renewing it costs.