Here is senario: Buyer closes on property that had home inpsection done and home warranty policy purchased. Two days after close, something is turned on but doesn't come on. Buyers call Home Warranty company for service, but are told that it is not covered because not known to have worked before. Contact sellers agent and yadayadyada...

Reviewed Home Inspection report to see that this thing was turned on and inspected to work. Sent copy of Home Inspection report to Home Warranty company. Home Warranty company will take care the problem.

I like happy endings, lol

Too often here the Realtors, especially inexperienced ones, gloss over many items in my home inspection report because they don't want to deal with it, I guess.

Oven not working? "Oh, don't worry about that. When you move in you can have the home warranty replace it."

Well the home warranty companies finally have gotten smart around here. They are asking for a copy of the home inspection report to prove that there were no pre-existing conditions that were not resolved.

Home inspection report notes that "Oven did not work. Recommend repair or replacement." Well, guess what? The home warranty is going to decline to repair or replace it, leaving it to the homeowner.

Every time I run into this situation with a Client, I calmly ask certain questions, and then when I get the answer that I know is there, I recommend that they contact their Realtor for repair or replacement.

Of course, then I never hear from those Realtors again. It's a cut-throat industry.

With the company I use, items such as the washer and dryer aren't included either, they are extra.