The other day I presented a request to the seller’s agent after a home inspection. The agent said “My home inspector never includes the deficiencies of outbuildings” It reminded me that many home buyers rely on the home inspection, and yet there are many “area norms” that dictate what home inspectors do and do not do. All home inspectors are not the same, and cost of inspection should not be the main criteria when selecting a home inspector. The cost difference from one to another is often within $100…but the manner in which they inspect a home varies greatly.
Common sense does apply, to some degree. Most often the cost of the inspection is determined by the square footage of “the home”. One would think this might be a signal that an inspector who prices on that basis is looking ONLY at “the home”. Often that is appropriate, but sometimes it is not.
There is no hard and fast rule here. A good rule of thumb is “is it an item that adds or decreases value in an appraisal?” A fenced property most often will not appraise higher than a similar home without a fence. A small shed will not likely be noted in an appraisal. But the property in question for me the other day included a HUGE shop building with a roof, heater and electricity. I haven’t seen the appraisal yet, but seems to me that “the outbuiding” in this case was appropriately inspected as to deficiencies. In fact, there have been a couple of times over the last 20 years when my buyer client bought a property where “the outbuilding” was equally important to the decision to purchase as the home itself…sometimes moreso.
My personal opinion is that we should look at the inspection process from the standpoint of future buyer cost, vs. components in and of themselves. What every home buyer wants to and needs to know, is how much might it cost them to maintain this property after they become the owner of “it”. A new fence costs a lot more than a polarized socket or a GFCI, many thousands more. Yet most every home inspection will ignore a rotted fence and include a $15 GFCI.
This is a large topic, and I am on vacation in Florida at the moment, so we will revisit it from time to time. My hope in writing this post is to convey to home buyers that merely relying on “a system in place” to protect you, is just not appropriate. The system values “what you are buying” differently than you, as you should be looking at what costs you may have overall…because the system in place does not do that. There are many large cost items that are not included in the inspection or the seller disclosure.
All too often a buyer chooses a home based on interior features and then relies on the system to do the rest. Rarely does a buyer do a thorough inspection of the home and property (as much as they can) before making an offer. There are two remedies to this problem:
1) We can improve the system to incorporate all that a homebuyer really needs from it
2) Buyers should conduct a thorough inspection themselves either before they make an offer or during the home inspection timeframe (in addition to the home inspection).
Waiting for #1 to happen in the timeframe you need it to, is not likely going to service your immediate needs as well as performing both inspections via #2. Since a buyer is not as well versed on what a home inspector will be looking at, Kim and I often help the buyer look at those things that the inspector will not, prior to offer and continually through “the due diligence timeframe”. It is also possible to expand the scope of the inspection to include things normally not included, but to do that you need to know what is included and what is NOT included…before the home inspection and home inspection timeframe is over.
The system does protect you to a large degree, but area norms and customs limit your protections (vs. contract provisions) and you should be aware of which inspectors will only perform the minimum required, and which will go the extra mile.
Ardell- I’ve had a number of projects where the outbuildings were a pivotal part of the purchase.
Often it’s the man looking for good shop space that the wife really, really wants him to have- outside and away from the house. J-
The home inspection industry is a joke. It is not regulated. I could get business cards, make up some forms with disclosures and a liability release and be an inspector.
Jerry,
I run into rotted decks more than outbuildings. There was a time when inspectors did not include these in an inspection, but if someone is not including the deck(s) now, I haven’t seen that for quite awhile. Still many buyers seem surprised when the inspector doesn’t walk the property and look at the fence.
Ted,
I know that’s likely true, but I’ve never had trouble finding a good inspector with lots of experience. Likely the same as agents…lots out there. Went to a restaurant here in Miami and the waiter said he sells real estate during the day.
But with inspectors, I think the problem is more that their reputation among agents who hire them again and again in a year, vs a buyer who hires them once, contributes to success or failure of their business.
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Ardell,
I just had this discussion again this week.
In our market inspectors normally do not look at water softening equipment, alarm systems, and low voltage wiring. (Low voltage wiring can be phone lines, ethernet, cable TV, outdoor lighting, or security system related)
Fences are not normally inspected either unless they present a safety hazard.
Also, bug problems aren’t normally discussed unless they present a safety issue like wasp nests, or unless they are wood damaging bugs like carpenter ants, carpenter bees, and termites.
A lot of inspectors also don’t discuss environmental problems.
A buyer really does need to know who they are talking to and why.
Thanks for the article!
As for me, I’m usually hired by the buyer who wants to know the remodeling possibilities as well as the condition of the house. Often, these are Mid-Century Modern homes that I (or my peers) designed back then. J-
Ardell- as for: “I run into rotted decks more than outbuildings.” newer homes are bound by better Building Codes mandating pressure treated wood. These should be checked anyhow. J-
Ardell – as a home inspector that has been in the business for over 25 years I would like to add a few pertinent things for you folks, as real estate agents, to think about:
1) This,is for Ted Mackel – your state may not have any requirements for home inspectors buy the majority do. Before spouting off about “printing up some cards” why not take the National Home Inspectors Exam and then meet the criteria for either ASHI or NAHI. NACHI was left out on purpose since you basically “buy” your way in and there is no verification process. It seems that thebiggest opposition to regulating home inspectors comes from the R.E. industry folks that like the “quick and easy boys” that would rather work for the agent than the client.
Got cut off on last e-mail.
2) Let’s look at the inspection from an inspectors viewpoint – you folks call to schedule an inspection an tell us that the home is 1970’s vintage and approximately 3,000 sq ft. OK – all well ande good, I give you an estimate of $400.00 and tell you to plan on 3.5 – 4 hours. Accepted by both you and buyer (my client). I arrive and am told that the client now wants the 2 outbuildings inspected (say a barn and finished shop). Now – at what point do I inform them that #1 – I was not notified earlier (when all along they had said they wanted them inspected) aned consequently did not allot extra time for these buildings. #2 – as per all national and state standards, the inspection is geared to the residence and garage – OUTBUILDINGS ARE SPECIFICALLY EXCLUDED UNLESS SPECIFICALLY MENTIONED. 3) Tell me why I should not be able to charge more – my liability just increased proportionally along with my time? Yes, I do charge more for outbuildings and have never had complaints about it when it was presented at the time of placing the order!
The next time either you or a client order an inspection please be specific as to what structures you want inspected out of fairness to your inspector.
P.S. – here in the NW rot damaged decks and poor deck framing are an everyday experience. Some of us (inspectors) joke that we could make a report with all the normal residence deficiencies and just delete the ones that are not pertinent and it would go a lot faster for everyone.
Thanks for your time.
Good Comment(s) Paul- As a long-time licensed architect, I fully agree with same in that I have to compete with unqualified, unregulated home designers all the time. Question- When I clicked on your name, your WebSite came up- how did you manage that? (I’d like mine to do the same). Jerry
Got cut off on last e-mail.
2) Let’s look at the inspection from an inspectors viewpoint – you folks call to schedule an inspection an tell us that the home is 1970’s vintage and approximately 3,000 sq ft. OK – all well ande good, I give you an estimate of $400.00 and tell you to plan on 3.5 – 4 hours. Accepted by both you and buyer (my client). I arrive and am told that the client now wants the 2 outbuildings inspected (say a barn and finished shop). Now – at what point do I inform them that #1 – I was not notified earlier (when all along they had said they wanted them inspected) aned consequently did not allot extra time for these buildings. #2 – as per all national and state standards, the inspection is geared to the residence and garage – OUTBUILDINGS ARE SPECIFICALLY EXCLUDED UNLESS SPECIFICALLY MENTIONED. 3) Tell me why I should not be able to charge more – my liability just increased proportionally along with my time? Yes, I do charge more for outbuildings and have never had complaints about it when it was presented at the time of placing the order!
The next time either you or a client order an inspection please be specific as to what structures you want inspected out of fairness to your inspector.
P.S. – here in the NW rot damaged decks and poor deck framing are an everyday experience. Some of us (inspectors) joke that we could make a report with all the normal residence deficiencies and just delete the ones that are not pertinent and it would go a lot faster for everyone.
Thanks for your time.
Sorry if this is a little off topic but this is for Ted at his request: Anyone entering the home inspection field should be trained in the unique discipline of home inspection. Assuming that the home inspector has been properly trained and has sufficient experience, they should be able to provide a satisfactory detailed inspection of a property within the scope of their education and any home inspector licensing requirements. Where licensing or certification is not a requirement, anyone can claim to be a home inspector, and there are no laws to prevent them from doing so. Basically watch your butt!—————————You’re welcome. William, -the Inspector Guy
Ardell- I’ve long thought the quality of Rain City Guide Posts such as this one should be judged by the number of to-the-point comments it generates. From Florida you’ve produced a winner. J-
Jerry, I have no idea other than the fact that I entered my web site address in the format. My wife might know – ask her at “oregonwest@comcast.net”. Liked your response – an old friend had a good saying that he probably got from either Wiley Post or Sam Adams – “I don’t suffer fools either well or lightly”. Paul Frey.
Samuel Clemens – not Adams.
Paul,
That sounds like a communication problem. I try to have the buyer speak with the inspector about the scope of the inspection, rather than ordering it for them.
A simple “are there any outbuidings that you want inspected?” would seem to solve your problem. Maybe “Is there anything that is not attached to the house that you want inspected?” That would help people know that you don’t inspect the fence, unless requested.
Jerry,
I am returning to Seattle today. If you email me the link you want to show on your comments, I will fix that for you when I return.
Ardell-
eMailed same per the above. I think I may be doing an after-sale survey on a foreclosure down at the Ocean. For obvious reasons, I prefer to do these before the closing so I can head off a bad deal even though I may well lose a design job by calling it the way I see it. J-
The name of my Home Inspection business is Aardvark Home Inspections. It was formed in 1982 with a companion company called Rot Work. In the 1970s an inspector could also do the repairs to defects they found, that continued into the 1980s and then there was ASHI.
Architects wanted more business so they claimed they were better qualified to be in the home inspection business. The profession went sideways from there. Through the 1980s and 1990s more and more reliance on inspectors brought more liability.
If an inspector says too much they may kill the deal and never work again, if they say too little they get sued.
That’s why I say that the inspector is there to take on the liability and that a buyer is better off hiring a big comapny with the where with all to defend itself in court.
The bottom line for me is that a seller should be the one getting an inspection, paying the price, and disclosing what is found. The liability issue should stay with the seller.
The way it is now the burden of buyer beware is on the buyer.
Oh, and an inspection is not a negotiaiton point, it’s a take it or leave it proposition.
The name of my Home Inspection business is Aardvark Home Inspections. It was formed in 1982 with a companion company called Rot Work. In the 1970s an inspector could also do the repairs to defects they found, that continued into the 1980s and then there was ASHI.
Architects wanted more business so they claimed they were better qualified to be in the home inspection business. The profession went sideways from there. Through the 1980s and 1990s more and more reliance on inspectors brought more liability.
If an inspector says too much they may kill the deal and never work again, if they say too little they get sued.
That’s why I say that the inspector is there to take on the liability and that a buyer is better off hiring a big comapny with the where with all to defend itself in court.
The bottom line for me is that a seller should be the one getting an inspection, paying the price, and disclosing what is found. The liability issue should stay with the seller.
The way it is now the burden of buyer beware is on the buyer.
Oh, and an inspection is not a negotiaiton point, it’s a take it or leave it proposition.
David,
There really is no ONE “right” way to do anything in life. Individual circumstances dictate a customized strategy and process.
Never would it become customary for a seller to conduct the home inspection process. It’s not so much a matter of Buyer Beware, as it is Performing Your Due Diligence. No one should buy something for hundreds of thousands of dollars performing less due diligence than one would to buy a new cell phone.
An offer is made based on certain assumptions. IF the home inspection changes the premise of those original basic assumptions, a renegotiation IS in order. If the findings cause the buyer to totally rethink the offer price, then negotiation OR cancel and resubmit the offer with the new knowledge being considered, makes perfect sense.
David,
There really is no ONE “right” way to do anything in life. Individual circumstances dictate a customized strategy and process.
Never would it become customary for a seller to conduct the home inspection process. It’s not so much a matter of Buyer Beware, as it is Performing Your Due Diligence. No one should buy something for hundreds of thousands of dollars performing less due diligence than one would to buy a new cell phone.
An offer is made based on certain assumptions. IF the home inspection changes the premise of those original basic assumptions, a renegotiation IS in order. If the findings cause the buyer to totally rethink the offer price, then negotiation OR cancel and resubmit the offer with the new knowledge being considered, makes perfect sense.
Ardell – why not just have the buyer do a little homework before the transaction – such as READ the Standards of Practice that govern home inspectors for their specific state? Oregon has them, Wa. has them and they are readily available over the net. Personally, I have them posted on my web site and also give a copy at the time of the inspection. The problem is that most home buyers enter into a transaction still wearing their rose colored glasses and expect everyone else to to their due diligence. You as a R.E agent are there as a facilitator, I am there as an Inspector. You, as an agent, could easily give the client a copy of the State SoP or direct them to a web site to read before they embark on the transaction. FYI – I do ask about outbuildings and many times they give bad info – I think they think that we will just “throw in the outbuildings” for no fee. Since you are in Wa, your Standards are very similar to ours – very specific as to what is included in our inspections.
As a long-time, highly experienced residential architect, I work with my clients, the prospective buyers, to help them do their due diligence by going over the entire subject property with them. As we explore things, we discuss what we’re finding- both construction and designwise- and how to improve same at what expense. As I said above, I prefer to do this before the sale is closed but too often have to do it after the Closing. In any case, I have to call things as I see them. It’s been rare to encounter truly impossible projects but the appetite for a major redo varies with the people. Our own home was really a teardown as shown on my main WebSite and took people used to reworking an old neglected structure over time. J-
Ardell,
I really respect the work you do online in educating those are willing to learn. I really like the title of this post and was all psyched to read it but it isn’t broken up into a list of items that “are not included in a home inspection” which is really what I was hoping to find in this post…
Ardell,
I really respect the work you do online in educating those are willing to learn. I really like the title of this post and was all psyched to read it but it isn’t broken up into a list of items that “are not included in a home inspection” which is really what I was hoping to find in this post…
Ardell – here is a web site that gives all the pertinent info for Wa inspectors – including the Standards of Practice. Note that ONLY detached garages ans carports are included in an inspection.
http://www.dol.wa.gov/business/homeinspectors/hilawbook.pdf
Maria, as stated earlier – depending on what State ytou reside in will pretty much dictate what is covered in a home inspeceion. Now for your “due diligence” – go to your States Construction Contractor Board web site and browse around until you locate the Home Inspector section. Therein it should contain a “Standards of Practice” and “Scope of the Inspection” pamphlet. Read them closely as they will pretty much define what is mandated / expected of a home inspector if licensing is required – some states have no licensing requirements so be careful. Another good site would be the ASHI site – here you can read the Standards that their members must adhere to (for a bit of humor, then go to the INACHI web site and read their standards (CAREFULLY)).Remember, we as inspectors, can go above these standards but we CANNOT go below them. Personally I go above them in many respects but charge more also. Good luck in your searches.
Maria,
What an inspector does not look at changes from inspector to inspector and from house to house. It is getting to the point where one inspector for all things is not enough in all too many instances, and “2nd inspections” are needed more and more.
After each inspection I need to determine what the inspector missed and cover that with a 2nd inspection. Problem with that is under our current contracts I need the 1st inspector to call for the 2nd inspectoion in writing in his report. Another way to deal with that is to get the first inspector in early enough in the timeframe to allow for multiple inspections in the one timeframe.
The age of the house often controls the list of “not inspected properly”. The newer the house, the smaller the list under most circumstances. The time factor also applies. In the inspection of a newer home the inspector might test the accuracy of the heat of an oven or the power strength of a microwave, because he has lots of extra time. That same inspector may not look at those things when inspecting a house with an older roof, furnace, hot water tank and drainage issues.
Have a huge to do list today, but will review the standards noted in some of the comments here, and come up with a fairly comprehensive list for you by week end. If you know area and approximate age of house you are most interested in, it would be helpful if you noted that before I come back to offer more detail.
Ardell- This will be the 26th Comment on this Inspection subject of yours- indicating lots of interest. After re-reading these just now, I’ve concluded that any pre-sale informal survey and/or “Inspection” should look for not just bad things but also things that can be made good by updating and redoing. Our own home is a case in point as shown on my WebSite. Jerry
As the wife of a retired Architect who is ‘an over-educated carpenter’, few recently licenced Architects are qualified to do the job of a top notch home inspector. I know is a critique of some in the profession but often the schools are turning out ‘designers’, not construction experts. When he was a Project Manager selecting juniors for his team a graduate of WSU School of Architecture was preferred over UO or UW.
No Architect should perform the duties of a Home Inspector, it isn’t covered by E & O insurance for one thing. A buyer should engage an Architect to assess the potential for remodeling or modification. At that time they can observe what a Home Inspector might find, but not loose sight of his or her role.
Thank you, this has been true for many years. Many over educated professionals came into the business as the standards of practice indicates. Inspections are questionable at best. Many times I have argued with inspectors who over analyze little points of code while never seeing rot, or a better than code addition to a property.
Many inspectors think they are providing a service by finding things to negotiate over. Many more agents feel that is the function of the inspection.
As to Nell Plotts’ above- “few recently licenced Architects are qualified to do the job of a top notch home inspector”- I can only agree. This architect has been “hands-on” for many, many years- not just sitting at a drawing board. Jerry
I have only truly and fully respected 3 home inspectors in the 19 plus years I’ve been doing this. Two of them were brothers operating in two different states. One is in Seattle, One is in NJ and the other is in Bucks County PA. Never found one up to my standards in Florida or California. I’ve seen several in Seattle, but Lance Smith of Greater Seattle Home Inspections is my hands down favorite, especially on the oldest of Seattle Homes. He’s a walking encyclopeddia of what to look for based on the age of the home and age of additions and improvements.
It wasn’t too long ago that becoming a Home Inspector was a self-declared skill. I’m glad to see regulation and standards being established. After that- reputation is all. Jerry
I’m going to cap this off with a list of things some people expect might be included in a home inspection…that are NOT included – to answer Maria’s comment question.
Asbestos and any other potentially hazardous material. For some reason I as an agent can “see” asbestos…or at least something that potentially contains asbestos, but an inspector cannot. These days the inspector does a CYA on hazardous substances vs. good advice as to how to determine if that popcorn ceiling or floor tile or dropped ceiling or heater wrap tape…contains asbestos. If you are buying a house with asbestos in it…don’t expect to find that important piece of info in your home inspection report. If you are lucky, the inspector may verbally indicate a suspicion…but not write it down in the report. Hugely important if you are buying a home built prior to 1980.
A rotted fence or any rotted structure not attached to the house. Most inspectors limit their inspection to the “home” which would include an attached garage, but not a detached garage, especially if the detached garage is in addition to an attached garage.
“Punch List” items. In new construction you get to run around with a roll of “blue tape” and mark cosmetic and minor defects (like floor squeaks) for the builder to correct prior to closing. That list of cosmetic defects is called “a punch list” and is never pointed out by a home inspector, even on new construction. The buyer of a new home marks those items at the builder walk-thru about a week before closing. On re-sale…there is no “punch list”.
Going ON the roof. Most often the inspector finds “roof” problems in the attic, vs. by going on the roof itself. Some roofs (like high pitched tudor roofs) make it near impossible for an inspector to do a physical examination of the roof close up. Some use binoculars. Sometimes you just can’t easily get onto or see a roof (getting to be more common in Seattle with 3 story townhomes. No one has a ladder that tall. Sometimes you can get on the roof from an upper level balcony. But lacking a reasonably accessible access point on the exterior…the inspector is not likely going to go on the roof.
Many things are more about age and life expectancy than failed or defective. If the heater, hot water tank or roof are of an age where they are near or passed their life expectancy but are not currently “defective” and are in working order, the inspector has the discretion to call it…or not. In a seller’s market…a buyer may have to suck that up. In a buyer’s market it becomes important for an inspector to call the future expense of replacement.
Water in the wall. This is HUGELY important and hit or miss as to whether or not an inspector will find hidden water issues. If grout is missing in the bath area in the shower tile, an inspector can usually push on that wall to see if you can just fill the grout gaps, or the water penetration is beyond the point of easy fix, and the whole area needs to be gutted. This is a commonly missed item noted as “grout needs some replacement”
Water in the floor. Broken seal from the wax ring under a toilet is a common finding…but the resultant damage from that broken wax seal, depending on how long ago the seal failed, is often misjudged.
Water intrusion is one of the most important things to look for, and yet requires that the inspector first suspect there might be water intrusion before he tests that area. No inspector runs around testing every wall and floor with a moisture meter. I’m often tempted to get my own moisture meter so I can run around testing areas I suspect, while the inspector is off doing other things, or before the inspector arrives.
Bottom line is that over time an agent an inspector work through each other’s needs and expectations, which makes it less likely that “my” inspector is going to miss something that “my” clients need inspected. Every agent is different in that regard. Some agents make it clear that they want minimal standards. I usually find the one inspector most agents don’t like, because they are “deal killers”. You can’t negotiate a problem if the inspector doesn’t “red flag” the item.
Bigger question: Do you ask for a credit or a fix? You CANNOT get a credit for a home inspection item IF you already achieved the maximum lender allowed credit at time of offer and acceptance. If something is a safety issue or an item that will cause extensive resultant damage if not fixed immediately, I separate those items to be repaired or replaced prior to closing and move the remaining items to the credit column IF there is room for additional credits.
Sometimes you have to get a contractor to work on the property and agree to get paid at closing. This is VERY touchy, because if the sale never closes, who owes the contractor for the job? New roof often falls in this category. If the needed repair is required for the lender to fund the new mortgage and the seller has no money (or is unwilling) to pay for the repair prior to closing, the only way to get to closing is to contract for the work in advance of closing with a contractor who agrees to be paid at closing. To accomplish this you must be absolutely certain that the given repair is the ONLY condition to funding the new mortgage. Just because you saw someone else do this, does not mean it is appropriate in the instant case.
Maria – I hope that answered your question a little better. Bottom line – what is NOT included in the inspection differs from one inspector to the next. How the agent maneuvers around these issues is different from one home to the next. But this comment should give you a better idea of what not to expect of a home inspection and home inspector. Water intrusion…especially in Seattle…is the #1 issue you should be sure is adequately addressed…and often is not unless the buyer and the agent work very hard to control the process in that direction.
I’m going to cap this off with a list of things some people expect might be included in a home inspection…that are NOT included – to answer Maria’s comment question.
Asbestos and any other potentially hazardous material. For some reason I as an agent can “see” asbestos…or at least something that potentially contains asbestos, but an inspector cannot. These days the inspector does a CYA on hazardous substances vs. good advice as to how to determine if that popcorn ceiling or floor tile or dropped ceiling or heater wrap tape…contains asbestos. If you are buying a house with asbestos in it…don’t expect to find that important piece of info in your home inspection report. If you are lucky, the inspector may verbally indicate a suspicion…but not write it down in the report. Hugely important if you are buying a home built prior to 1980.
A rotted fence or any rotted structure not attached to the house. Most inspectors limit their inspection to the “home” which would include an attached garage, but not a detached garage, especially if the detached garage is in addition to an attached garage.
“Punch List” items. In new construction you get to run around with a roll of “blue tape” and mark cosmetic and minor defects (like floor squeaks) for the builder to correct prior to closing. That list of cosmetic defects is called “a punch list” and is never pointed out by a home inspector, even on new construction. The buyer of a new home marks those items at the builder walk-thru about a week before closing. On re-sale…there is no “punch list”.
Going ON the roof. Most often the inspector finds “roof” problems in the attic, vs. by going on the roof itself. Some roofs (like high pitched tudor roofs) make it near impossible for an inspector to do a physical examination of the roof close up. Some use binoculars. Sometimes you just can’t easily get onto or see a roof (getting to be more common in Seattle with 3 story townhomes. No one has a ladder that tall. Sometimes you can get on the roof from an upper level balcony. But lacking a reasonably accessible access point on the exterior…the inspector is not likely going to go on the roof.
Many things are more about age and life expectancy than failed or defective. If the heater, hot water tank or roof are of an age where they are near or passed their life expectancy but are not currently “defective” and are in working order, the inspector has the discretion to call it…or not. In a seller’s market…a buyer may have to suck that up. In a buyer’s market it becomes important for an inspector to call the future expense of replacement.
Water in the wall. This is HUGELY important and hit or miss as to whether or not an inspector will find hidden water issues. If grout is missing in the bath area in the shower tile, an inspector can usually push on that wall to see if you can just fill the grout gaps, or the water penetration is beyond the point of easy fix, and the whole area needs to be gutted. This is a commonly missed item noted as “grout needs some replacement”
Water in the floor. Broken seal from the wax ring under a toilet is a common finding…but the resultant damage from that broken wax seal, depending on how long ago the seal failed, is often misjudged.
Water intrusion is one of the most important things to look for, and yet requires that the inspector first suspect there might be water intrusion before he tests that area. No inspector runs around testing every wall and floor with a moisture meter. I’m often tempted to get my own moisture meter so I can run around testing areas I suspect, while the inspector is off doing other things, or before the inspector arrives.
Bottom line is that over time an agent an inspector work through each other’s needs and expectations, which makes it less likely that “my” inspector is going to miss something that “my” clients need inspected. Every agent is different in that regard. Some agents make it clear that they want minimal standards. I usually find the one inspector most agents don’t like, because they are “deal killers”. You can’t negotiate a problem if the inspector doesn’t “red flag” the item.
Bigger question: Do you ask for a credit or a fix? You CANNOT get a credit for a home inspection item IF you already achieved the maximum lender allowed credit at time of offer and acceptance. If something is a safety issue or an item that will cause extensive resultant damage if not fixed immediately, I separate those items to be repaired or replaced prior to closing and move the remaining items to the credit column IF there is room for additional credits.
Sometimes you have to get a contractor to work on the property and agree to get paid at closing. This is VERY touchy, because if the sale never closes, who owes the contractor for the job? New roof often falls in this category. If the needed repair is required for the lender to fund the new mortgage and the seller has no money (or is unwilling) to pay for the repair prior to closing, the only way to get to closing is to contract for the work in advance of closing with a contractor who agrees to be paid at closing. To accomplish this you must be absolutely certain that the given repair is the ONLY condition to funding the new mortgage. Just because you saw someone else do this, does not mean it is appropriate in the instant case.
Maria – I hope that answered your question a little better. Bottom line – what is NOT included in the inspection differs from one inspector to the next. How the agent maneuvers around these issues is different from one home to the next. But this comment should give you a better idea of what not to expect of a home inspection and home inspector. Water intrusion…especially in Seattle…is the #1 issue you should be sure is adequately addressed…and often is not unless the buyer and the agent work very hard to control the process in that direction.
As Ardell says- “Water intrusion…especially in Seattle…is the #1 issue“. This Seattle native agrees. J-
Ted: Not in North Carolina.
Outbuildings: No comment on this, but this reminds me of some of the old tobacco barns we have around here in NC. We just let them fall to the ground! I have seen some land contracts saying if the barn falls or is torn down, the property reverts back to the original owner, so a lot of people keep them up. They do not seem to mind that they are there – then again, most are country folks anyway and living in the county, getting land out of the family and into the hands of an outsider is like pulling grass out of teeth.
Ardell: For a minute here, I thought I was on the wrong site. When did Dustin change the site? I honestly thought I had typed in the wrong URL or something since I am so used to RCG being a blog and being able to read the posts right from the front page.
As to Derek’s above- “When did Dustin change the site?”- the answer is- constantly. I’m guilty of the same thing in my architectural practice. We designers are always looking for a better product and sometimes go one step too far. J-
Right now RCG looks pretty good. J-
Derek,
I really have no idea how hard it is to get grass out of someone’s teeth, or even why they would have grass in their teeth. 🙂
As for the RCG changes, no secret that I hate them and am finding it very difficult to write in this format. But then I preferred Top Producer in DOS vs. Windows.
Jerry: The site looks nice, but it doesn’t serve its function very well. I used to visit this blog daily and it was easy to use. I haven’t visited in a long time, so imagine how hard it is going to be for a first time visitor.
The site kind of reminds me of one of the Microsoft download sites – it doesn’t appear to be a blog or real estate site – with exception to those icons on the side of the main page.
Ardell: Pulling grass out of teeth is southern talk. Meaning it’s hard as heck! We speak our own language at times. You can tell a true southern from a transplant in a heart beat from the minute they open their mouth.
Derek- I know what you mean: “Pulling grass out of teeth is southern talk. Meaning it’s hard as heck! We speak our own language at times. You can tell a true southern from a transplant in a heart beat from the minute they open their mouth.”- I was in Air Force Basic Training in Amarillo, Texas with a lot of said “true southerners”.J-
Jerry: The site looks nice, but it doesn’t serve its function very well. I used to visit this blog daily and it was easy to use. I haven’t visited in a long time, so imagine how hard it is going to be for a first time visitor.
The site kind of reminds me of one of the Microsoft download sites – it doesn’t appear to be a blog or real estate site – with exception to those icons on the side of the main page.
Ardell: Pulling grass out of teeth is southern talk. Meaning it’s hard as heck! We speak our own language at times. You can tell a true southern from a transplant in a heart beat from the minute they open their mouth.
Derek,
My neighbors in Florida said they knew I was a Yankee when they saw me scrubbing the gunk off the north side of the brick mailbox with bleach.
The main change in RCG is no one cares if we like the changes or not.
Ardell- as to: “The main change in RCG is no one cares if we like the changes or not”- I care. I’d hate to see you lose your enthusiasm for the Real Estate scene which shows in how professionally you practice it.. J-
A lot of things come under home inspection like the condition of the floors, roof, molds, plumbing system, even many such others. If an inspector says too much they may kill the deal and never work again, if they say too little they get sued. That’s why I say that the inspector is there to take on the liability and that a buyer is better off hiring a big comapny with the where with all to defend itself in court.