Hey everyone,

Those of you familiar with me know that I run a real estate blog. I'm not, however an agent. I'm currently working on an article on Home Inspections for (http://www.housebulb.com) and I wished to gain some insight from the agents out there.

Do you feel that they're worth the potential buyers investment?

What has your experience been with home inspectors? Do you use one specific company and if so, who?

Do you mind if we use your comments within our upcoming article?

Cheers and thanks for your feedback!

Instead of a new questionnaire, why use the search function to the right ------>

Just enter "home inspector" or "building inspector" or Inspector or inspection . . . . always using quotes on multi-word inquiries and then read those results to see what has been discussed in the past ? Then you'll know plenty.

I could not agree more. Search just isn't used with enough frequency. I'll admit that I was hoping to get comments AND permission to use said comments in my article. I was taking a short-cut is all. Hope nobody holds it against me :)

I know you asked for agents opinions...

As a home inspector, I usually find defects that cost more to repair than my fee. The cost benefit ratio is more benefit than cost of the inspection to the buyer. The seller often has a different take on the equation.

The most common area of problems is the crawlspace. Very few buyers ever look in the crawlspace. High moisture in the crawlspace causes all sorts of problems. In my area, the HVAC units are often in the crawlspace. The high moisture and lack of regular maintenance take their toll. The insulation becomes water logged peeling away. Mold and mildew grow on the framing structure. Piers and columns sink and settle causing uneven floors as well as racked doors and windows. Open wire splices, under sized wires feeding large appliances, plumbing leaks, failed HVAC duct work, and rotted subfloors.

The next big ticket item is usually the HVAC systems. I regularly find ducts disconnected and not supplying the living space. Returns are disconnected and sucking air from the dirt floor crawlspace or dusty attic. The inside of these HVAC units is caked with crud making them less efficient, shortening their lifespan and not adequately conditioning the living space.

Occasionally I find homes in great condition with very few problems. The buyer has bought peace of mind knowing they have a home in good condition and low probability of major suprises in the near future.

If the house is the right home for the buyer, a few defects are worth negoiating away. If the defects outweight the percieved value of the home to the buyer, than the agent completes his/her job by finding the right home for the buyer.

Pre-listing inspections by sellers would identifiy issues ahead of time. Defects can either be repaired or declared and the price set accordingly. The buyer knows up front what they are bidding on and the deal is more likely to complete. The inspection process needs to chanage from a buyer inspection to a seller inspection.

One of my buyers recently hired a home inspector for a 2-family house that on surface appeared to be the best home we looked at out of about a half dozen. The home inspector (known as a deal killer in my area) discovered leaking pipes, toilets not properly seated, PVC pipe used for incoming water supply (which doesn't meet code in our area), dropped ceilings concealing missing sheetrock above (also not to code), rotted window sills due to vinyl siding not being completed correctly around windows, and numerous other items that were significant in total if not individually. My buyer withdrew his offer.

Still waiting on the return of his earnest money deposit, I called the listing broker's office a few days ago. Turns out there has been a significant fire at this property. I guess I'm glad the home inspector killed that particular deal.

EagleEye - Thank you for your detailed response. Are you an independent or contracted inspector?

Neudot - Thank you as well for your response. It is OK to quote you in an article for http://www.housebulb.com ?

Thanks again and I'd love to hear more from people.

Good thing they inspected BEFORE the fire . . . . many items could be missed afterwards.

I imagine there was good Insurance Coverage . . . . to make it right this time.

Insurance Companies still buy many homes when they don't sell.

Well, filling in more of the story above. Turns out the fire wasn't from a deficiency in the structure. A tenant was burning a candle and it got away from him. Seller is very unhappy right this minute.

Yes, HouseBulb, you may use the story. I think everyone's anonymity is sufficient that no one will be able to identify the parties in the transaction.

[quote]Yes, HouseBulb, you may use the story. I think everyone's anonymity is sufficient that no one will be able to identify the parties in the transaction.[/quote]

Thank you. I'll share a link to the article once it goes live :)

That's weird. It would appear as though I am not able to quote. I wonder if this is another limitation of being a new member?

yes it is

[quote=HouseBulb]EagleEye - Thank you for your detailed response. Are you an independent or contracted inspector?[/quote]

I run my own inspection business. Typically buyers hire me to inspect the home. Agents often refer me clients. One has called me her "picky inspector". Several agents have used me when they have bought homes for themselves.

The state home inspector licensure board requires home inspectors to report on more items than are in the standard real estate contract used in my state. As a result, agents periodically claim that I should not be reporting various defects. Some agents don't understand that I don't work for the agent and don't care what the real estate contract says. I am not part of that contract. I work for MY client and have to meet the home inspector licensing requirements.

[quote=EagleEye][quote=HouseBulb]EagleEye - Thank you for your detailed response. Are you an independent or contracted inspector?[/quote]

I run my own inspection business. Typically buyers hire me to inspect the home. Agents often refer me clients. One has called me her "picky inspector". Several agents have used me when they have bought homes for themselves.

The state home inspector licensure board requires home inspectors to report on more items than are in the standard real estate contract used in my state. As a result, agents periodically claim that I should not be reporting various defects. Some agents don't understand that I don't work for the agent and don't care what the real estate contract says. I am not part of that contract. I work for MY client and have to meet the home inspector licensing requirements. [/quote]

Great. I wonder if you wouldn't mind answering a few questions for the aforementioned article via PM? I'd love to get a quote that I could use speaking to the benefits of a home inspection from an inspectors point of view.

Thanks!

There is nothing wrong with “picky” inspectors, I prefer them. What I don’t want are inspectors who blow deals because they don’t know how to act around the buyer.

There is a local inspector who walks around going “oh no”, “terrible” writing lots of notes and gets the buyer all worked up, but in the end comes up with a $500 list of repairs. He blows deals.

On the other hand a preferred inspector is one that inspires confidence with the buyer, so they are still willing to make the purchase even after he finds a potential $15,000 repair bill.

Inspectors, based on what I've been told (by someone who ran an inspection company) some people just aren't cracked up to be inspectors. They just can't seem deliver news in a way that doesn't scare potential buyers. It makes sense. I think that when discussing the financial implications of some of the required repairs that can come up, I think it requires a certain level of carefulness.