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home inspection

lukes | Posted in General Discussion on January 5, 2009 09:18am

We’re getting ready to sell our home and are looking to get opions on the value of home inspection before preparing to sell. Have any folks here had experience with home inspectors?

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  1. User avater
    Sphere | Jan 05, 2009 09:24pm | #1

    RJW here is one, and I took and passed the test in NC. My exp is mostly from buyers looking for an Insp. prior to sitting down and making an offer.

    I just inspected a home for a friend this weekend..noted all the defects so she can discuss with the agent listing the home. Often buyers want independant insp. by nuetral party not a seller's insp.

    Spheramid Enterprises Architectural Woodworks

    Repairs, Remodeling, Restorations

     

    They kill Prophets, for Profits.

     

     

    1. User avater
      lukes | Jan 05, 2009 11:17pm | #2

      Does a report give information which could help establish a list for improvements to enhance the chance of a possible sale or improve bargaining position?

      1. User avater
        Sphere | Jan 05, 2009 11:25pm | #3

        Usually that is the intent, as is safety of Heating appliances and structure.

        For example, I spotted numerous problems with this last house, but being as I'd likely be the contractor, my '' Insp." is for her and my eyes only, I don't give her any written work to bargain with, just my take on the expected repairs, not a true Home Inspection. That could be construed as a conflict of interest or just look inappropriate to hire me for both a so called independant insp, and the possible repairs.Spheramid Enterprises Architectural Woodworks

        Repairs, Remodeling, Restorations

         

        They kill Prophets, for Profits.

         

         

        1. User avater
          lukes | Jan 06, 2009 12:26am | #4

          I understand your position, I would like to use the report in a similiar manner. Make repair and improvements to existing conditions before placing on the market and for comparison with buyers report.

          1. YesMaam27577 | Jan 06, 2009 01:12am | #5

            In my opinion, home inspections are done for two basic reasons:1. To get a good idea of the current state of the mechanicals. Most buyers know that they have no clue how to evaluate an HVAC, a roof, a plumbing system, etc.2. To find 'stuff' that can be used as bargaining chips when making an offer.If you get one done before listing your house, it might be good so that you can repair anything big that is found. That eliminates any bargaining chips.But it won't make your furnace newer, or your thirty year old wiring any better.

            Politics is the antithesis of problem solving.

          2. Piffin | Jan 06, 2009 01:29am | #6

            "it won't make your furnace newer, or your thirty year old wiring any better."While that is true, there are some inspectors beginning to offer home warrantee policies. at a marked up price of course, but it may have some value in assuring a potential buyer of the integrity of the house, beyond merely the inspector's opinion. Defects found must be brought up to snuff first of cou5rse, and I do not know if these warrantees are transferable to new owners or not. 

             

            Welcome to the Taunton University of Knowledge FHB Campus at Breaktime. where ... Excellence is its own reward!

          3. User avater
            rjw | Jan 07, 2009 03:27am | #14

            I have yet to see a warranty policy offered by an HI that is worth anythingI haven't seen them all, of course.

            "Ask not what the world needs. Ask what makes you come alive... then go do it. Because what the world needs is people who have come alive."

            Howard Thurman

          4. Piffin | Jan 07, 2009 03:56pm | #17

            Just like aftermarket auto warrantee programs, that is true, but seems that it can offer more of the appearance of a house with integrity to a buyer. 

             

            Welcome to the Taunton University of Knowledge FHB Campus at Breaktime. where ... Excellence is its own reward!

          5. User avater
            rjw | Jan 07, 2009 07:46pm | #18

            Good point on hidden defects - I make it clear upfront that I can't see what I can't see - seems obvious, but it isn't, apparently.There' a story, maybe apocryphal, about an insurance agent refusing to issue a policy to "X-Ray Home Inspections" simply because the name promises so much lawsuits seem inevitable.Re "warranties": When I asked, I tell folks to be sure to read them carefully before using the warranty as the grounds to pick the HI, (and tell them to be particularly careful in the exclusions section.)Several of the franchises which use them won't give out copies! Now there's a "confidence builder!"

            "Ask not what the world needs. Ask what makes you come alive... then go do it. Because what the world needs is people who have come alive."

            Howard Thurman

      2. brucet9 | Jan 06, 2009 05:42am | #9

        "Does a report give information which could help establish a list for improvements to enhance the chance of a possible sale or improve bargaining position?"No. Inspectors simply look for defects and code violations, but these things don't affect buyers' decision to make an offer.Look for a realtor who has a proven reputation for selling houses fast and at above-market prices. He/she will know what needs to be done to give your house that "WOW" factor when prospective buyers visit. You want the prospects' first impression to make an emotional reaction that says, "I want to live here." At that point the any other place they look at hasn't a chance even at a lower price.If their inspector finds hidden defects later they'll ask you to fix them as part of escrow.BruceTEdited 1/5/2009 9:43 pm by brucet9

        Edited 1/5/2009 9:44 pm by brucet9

        1. Piffin | Jan 07, 2009 03:54pm | #16

          two points to disagree with here.First - HIs DO NOT find hidden defects. They are there to point out obvious defects, not to do invasive work to find hidden problems."these things don't affect buyers' decision to make an offer."Maybe you don't mean what those words seem to say, but the info a good HI brings to them is invaluable in that decision. That is the primary reason for hiring them, so I can't imagine what you meant. 

           

          Welcome to the Taunton University of Knowledge FHB Campus at Breaktime. where ... Excellence is its own reward!

          1. brucet9 | Jan 07, 2009 11:30pm | #20

            "...the info a good HI brings to them is invaluable in that decision. That is the primary reason for hiring them, so I can't imagine what you meant."People don't spend the money to hire a HI until AFTER they've made a decision to buy, contingent on inspection, therefor the HI report only supports a purchase decision, serves as a punch list, or a provides reasons to back out of the deal."...HIs DO NOT find hidden defects. They are there to point out obvious defects..."
            You're nit picking here, I think. If defects were obvious to buyers they would not need an expert to inspect. Maybe "hidden" was a technically incorrect term to a professional, but most of the "obvious" defects found by a HI would not be discovered by typical homebuyers, so to them they are effectively hidden. I have also done remediation work for actual hidden defects in HI reports as a gas line passing through the return air plenum of a FAU and a j-box buried behind a tile backsplash of a kitchen wall. BruceT

          2. Piffin | Jan 09, 2009 12:55am | #21

            I'll accept that your use of the word hidden is not what I have in mind, but I am definitely NOT nit-picking because it is a very impor6tant legal issue that every trained or experienced HI is well aware of. The HI that does not make it clear and manage HO or buyer expectations on that issue is a fool headed for bankruptcy. 

             

            Welcome to the Taunton University of Knowledge FHB Campus at Breaktime. where ... Excellence is its own reward!

          3. brucet9 | Jan 09, 2009 03:49am | #22

            Ah, now I understand why the word "hidden" provoked a reaction. I had not thought about a HI risking legal action for not finding something. That would explain the disclaimers I have seen in inspection reports along the lines of access to such-and-so area was obstructed, visual inspection reveals no obvious problems, but with utilities turned off it was not possible to test...BruceT

      3. JeffinPA | Jan 09, 2009 05:33am | #23

        I'd sort of disagree with that thought. Re using a home inspection to determine what to fix vs. bargaining power with buyer.

        I'd walk 3-4 good realtors thru, get their thoughts on what should and should not be done to ready the house for sale.

        #1 De-clutter

        #2 Fix obviouos problems

        #3 Freshen up paint, landscaping, etc 

        #4 perhaps update baths/kitchens if some real hideous stuff is in there but that is a dangerous one as you might spend money for naught.

         

        A home inspection will tell you if there are system, exterior facade,  or structural problems that should be addressed.

        Gutter Problems

        wet Basement

        Structural issues (usually  commented on and then referred to structural engineer)

        Leaky pipes

        Incorrect electrical stuff

        Failing HVAC stuff

        etc. 

        This stuff should be already taken care of if you know your house and have it in good shape to sell . (in this market you better have it in good shape unless you are fire sale-ing it.

         

        Just my 2 cents worth

        1. User avater
          lukes | Jan 10, 2009 12:12am | #24

          goodlist, thanks

  2. User avater
    xxPaulCPxx | Jan 06, 2009 04:26am | #7

    Last home we sold, I hired the guy who orignally inspected it for me.  He was very good and very sharp, pointed out my goofs.  Now the buyers inspector was an idiot who noticed very little of what my guy did.

     

    I was glad I did it, just so I wouldn't be surprised by anything.

    Tu stultus es
    Rebuilding my home in Cypress, CA
    Also a CRX fanatic!

    Look, just send me to my drawer.  This whole talking-to-you thing is like double punishment.

  3. Tinkerer3 | Jan 06, 2009 05:14am | #8

    Note that not all repairs or improvements are of the same value.  If you want to make certain improvements, it is generally good to make sure the bathrooms and the kitchen are in good shape.  In contrast if you have specialized areas like a photo shop and dark room or a barber chair, the first thing a new buyer may do is to tear that out and put in a library.  I've also seen swimming pools covered over just after closing.  My daughter bought a $300,000 house that had old shop lights in the dropped ceiling of the rec room.  I don't know if they got the appropriate reduction when they bought it but I think a $1000 improvement could easily raise the value of the house ten times that much.  Put your money where it will raise the appeal the most.  Roofs should be less than fifteen years old or you will take a beating.  That can be a hard one.  Make sure the driveway and walks are in good shape.

  4. DavidxDoud | Jan 06, 2009 05:50am | #10

    here ya go, Bob -

    "there's enough for everyone"
  5. Jed42 | Jan 06, 2009 06:39pm | #11

    I am a Home Inspector in Indiana / Ohio.

    I am not sure what the standards are in your state, but they vary state to state big time.

    It is easy to check.  Go to http://www.ahit.com which is the school I attended for training.  They have a map there for you to click on to find out the state requirements for licensure.  You may be surprised to find out that some states (ie Ohio) have NO requirements whatsoever.  If that is the case in your state, then you need to look for the inspector's affiliations with national home inspector's associations (NAHI, NACHI, ASHI).  If there are no affiliations, it is probably best to move on to another inspector in a state where there are no requirements.

    Secondly, a pre-sale inspection is a good idea for a couple reasons:

    1). You will get information on things you may be able to fix.  Spending a few hundred bucks on some GFI's and caulk and other repairs that may be "deal breakers" for a potential buyer is well worth the money.

    2). You will at least know what will be noted at the buyer's inspection (they will almost definitely get their own-and should) and can be ready to adjust the cost if need be.  For instance, if you do not know that your A/C unit is shot, it will be a surprise to you when the buyer's inspector finds that out, and you have to adjust your sale price unexpectedly.

    It is never the home inspector's job to tell you whether you are getting a good deal or not.  As a matter of fact, it is against all the ethics rules that I know of.  Inspectors should not be telling you which things to use as "bargaining chips" either for the same reason.

    My stock is..."This is an unbiased snapshot of this property as it is today.".

    I agree with someone else here who said to rely on a good RE agent for those types of things, though they have ethics rules to follow as well.

    Above all, it is very important to do more research than calling and hiring the first guy in the book (AAAAAAAAA Home Inspections).  Education is important as well as some experience.  If you can get some references before you hire (I offer them to all potential clients) that, I think, is priceless.

    Good luck with selling your place!

     

     

    No Coffee No Workee!
    1. User avater
      lukes | Jan 06, 2009 07:34pm | #12

      thanks to all,

      lukes

      1. User avater
        rjw | Jan 07, 2009 03:40am | #15

        FWIW, I've been doing inspections for something like 12 years, with about 3500 done.I personally avoid doing inspections for sellers - too much downside.There is a tremendous variation in quality and "concentration/emphasis" among inspectors.By necessity, inspections often involve sampling (e.g., we don't test every outlet or try to open every window.)If the following buyer's inspector tests an outlet which is "bad" in some way which I didn't include in my sample, my client gets pizzed.Also, with my experience, I'll see stuff that is "typical" for a certain age/quality/price range (which is typically representative of the houses the buyer will probably be looking at.)The following inspector my be relatively new or simply have different views and/or might not have the experience to react confidently to what s/he is seeing -- new inspectors tend to get worked up about stuff and and tend to lose focus on the relative importance of various conditions seen.I do some pre-listing inspections - but I do a LOT of expectations control with the clients.I think they can be of value to a seller, however.If nothing else, they're likely to flush out problems before people get a lot of emotional investment in the situation/house.OTOH, there are a lot of things people never think about when looking at houses - how old are he significant components and what sort of remaining life can reasonably expected. If the report is available to the buyer, it might get the buyer thinking about/worrying about stuff they wouldn't otherwise have thought about until they're emotionally invested and perhaps ready to downplay the importance of such stuff.

        "Ask not what the world needs. Ask what makes you come alive... then go do it. Because what the world needs is people who have come alive."

        Howard Thurman

  6. brad805 | Jan 07, 2009 02:47am | #13

    If this is for your own use to expedite the sale I think this is a great idea.  I would not provide that report to potential buyers unless you are darn sure that they do not miss anything.  Its in your best interest for the buyer to complete their own due diligence so they are not relying upon information you provide.

    I dont know about the laws in the US for Home Inspectors, but in Canada I have read some reports where the liability insurance they carry is very low.  Some I have read contain phrases (small print) such as the liability is limited to the value of the report or their liability expires at the conclusion of their investigation.  I dont see a great value in a report with such limitations.

    Just my .02.

    Brad 

  7. Hackinatit | Jan 07, 2009 08:17pm | #19

    Do you really want to know?

    If you do, will you repair or disclose regardless of the cost/consequences?

    This is an ethics (some states require disclosure) question that only you can answer.

    A La Carte Government funding... the real democracy.

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