I don't do Re-Inspections very often. I like to think it is because my reports are so explicit and well written. That the reports describe so well what is necessary, that everyone "lives happily ever after." 
Re-Inspects can be tricky for the inspector because what if the inspector sees something the second time that they didn't see the first time? Not good right?
In addition to this, we are being called back to check on the work done by "A Higher Power" (Licensed XYZ Contractor) and then we are asked to sign off on it.
Some inspectors won't do Re-Inspections for these reasons.
First of all, lets discuss seeing something the second time that we missed the first time.
While no inspector likes to admit that they miss anything----we all do. We are only there for a small amount of time and site conditions can be vastly different at the time of the second visit. (For example the house has gone from completely furnished and occupied to vacant and empty.) Rather than look at the inspection as an "End" in itself, the inspection can (should?) be seen as a big first step toward "building an understanding" of the home-----with additional info likely (or should I say "guaranteed") to follow. So, the Re-Inspection might be seen as an opportunity to add to that overall body of information. That said, the things discovered the second time better not be of the "Deal Killer" variety or something of consequence due to the inspector being distracted booking another inspection----or "flirting" with his buyer.
The second issue is that of checking up on the work done by contractors with supposedly more "authority" or "credentials" (regarding their particular trade) than the inspector does. If this was a realistic argument we couldn't justify any new construction inspections, because all of the work was supposedly done by contractors with qualifications that trump ours. When contractors come in to make the repairs we call for, there is no way to know who's interests they have in mind----sometimes it is obvious that it is only their own. It is a little different matter if the buyers are hiring the contractor and paying for it themselves.
But even so, I see no reason an inspector can't do a "visual" inspection of the completed work the same way they look at work done 1 year ago or 100 years ago. Why would anyone think we would be responsible for declaring the work was done "properly?" We can't always tell whether the work was done properly no matter when the work was done. All we can really do is state what we can see----"repairs are evident"----or, there was "no evidence of repairs." I know that people would love it if we could just wave our magic wands or turn on our x-ray vision and make "categorical" declarations about things----and it is just not possible----all we can do is tell the story of what we see. The story can be told in the voice of the genre that applies. Sometimes it might require the style of Edgar Allen Poe or Steven King, while other times the style of Judy Blume or Dr Phil might be more appropriate. I guess my point is that the story should "COMMUNICATE"----whatever style is chosen.
Charles Buell
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Charles, Another problem with re-inspections and finding "new" issues is that the timing may be out of the provisions of the contract. I know every state operates differently but here in Maryland the period of time stipulated in the contract for home inspections is defined. On your second point, I require invoices from licensed contractors that the work was performed. Not perfect but it seems to work. Re-inspections don't seem to be very prevelant in these parts.
Good points Charles. I'm sure it is a pain-n-butt when you go back to do a "re-Inspection" and notice items you missed the first time. With any home, there is ALWAYS going to be issues regardless of the age or workmanship.
Sean Allen
I can see your point Charles. You sound like a great inspector. Do you ever come to Mason County? I need help. My new house has a lot of dark mold behind the shower of the master bath.We found this when we started to remodel. I don't think a pre inspection would have caught it. How do you handle this a few years later.It isn't the inspectors fault, or the agents, but the problem is still there. It scares me to think one of my clients could experience this. How can I help them? I blogged about it earlier today. Any advise? Dinah lee
Charles, I see all your points are well taken. Finding "new" things you didn't see the first time I can see that makes you annoying to the homeowner.
Your reasons for not doing a reinspection are very valid and I'd never even thought of any fo them. I believe I'd refuse to do them myself.
Richard, that is a good point-----all the of the re-inspects have been within the time frame of the contract----or somehow the sellers still agree to it. Not sure how it works on that end. Anyway, as long as the issues found the second time are not "substantial"----I don't see the problem. I will also reinterate that there will always be little things the inspector misses.
Sean---there sure is.
Dinah,----I have traveled all over the West side of the state. It is only a matter of money:) I will go check out your post but in the meantime I would generally say that removal of any damaged materials would be the normal protocol and fixing whatever the moisture issue is. If you would seriously like me to help you just call me.
Gary---to the new homeowner or the seller? I think it can be communicated to the buyer that not all things will be found---that I do my best----but some things might get missed. Like I said, I also think buyers can be educated to see the inspection as a good start to the process as opposed to a final and all inclusive analysis.
Barbara, while they sometimes make me nervous---I still do them:)
Charles, do you have a good set of blinders, and if so where did you get them? Mine are in the shop for repairs (full of holes). It is so difficult not to look around the house/building all over again. I usually walk right to the area in question and, as you say, report "repairs evident" or "repairs are not evident". Even then sometimes I end up with a size 9 in my mouth.
Jack
Jack, I find being guided to the spot blindfolded works pretty well:)
Hello Charles, I occassionally have a buyer who requests a reinspection. This is usually done when a licensed contractor doesn't do the repairs, but instead they are completed by the homeowner and are in a location that isn't easily checked by the buyer (crawlspace or attic for example). My favorite inspector only inspects the items in need of immediate repair during the reinspection, so he avoids the issue of finding new items that need repair. It even states this in the reinspection contract.
Cheryl, I agree----sometimes however, in the process of getting to the area to re-inspect other things "get seen"----especially if the blindfold isn't well secured:)
Charlie,
I also do not like re-inspections, but will do them. I do charge a fair fee for going back which is somewhat of a deterrent to some customers:)
James, charging appropriately is definately key. I have had buyers where the reinspects have added up to more than the original inspection.
I have had a few times when I ended up re-inspecting a house I had done before. I always hope that I found the big stuff the first time. It would be embarrassing to call a defect if you missed it the time before.
Steve, with Nutsy by your side I doubt you miss a trick:)