A Home Inspection Should Be A Must!
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A few months ago I sold a pretty nice home. It was built after 2000 and it has all the fixings. You know, granite counters, stainless steel appliances, large finished basement… all the bells and whistles. As we are filling out the purchase agreement we get to the spot where we decide on what inspections we want and to my surprise here is what I heard, ”Rich, it’s a young house, we don’t really need any inspections.”
While it’s true that the house is pretty young and from the outside it doesn’t look like there is anything wrong it doesn’t mean that is always the case. My clients insisted that they didn’t need a home inspection refused to order one.
45 days later they received the keys to their new home.
90 days later their basement flooded and their roof started leaking.
It turns out that if they would have gotten a home inspection the inspector would have told them that the roof was shot and that the chimney needed some work. They also would have found out that there was moisture in the walls and that it might have been caused by a leak behind the finished basement.
If they would have known about these defects prior to close they might have been able to have changes made so they didn’t get hit with the cost of basement waterproofing, a new roof and chimney work.
I recommend that every single buyers gets a home inspection. An inspection is for your benefit. Look at it like an owners manual to one of the largest investments you’ve ever made. An inspection though, isn’t an opportunity to renegotiate the purchase price and/or nickel and dime the sellers. It’s simply an opportunity for you to have a professional come out and give you a manual on the home. The inspection is also to find out of there are any material defects, structural, health or safety issues with the home that might cause you to not purchase the home… THAT’S IT! It’s not an opportunity to renegotiate the purchase price.
Rich Ganim is Cleveland’s Real Estate Guy with Keller Williams Greater Cleveland West. You can search for homes, read his blog or call him at 440-794-1450.
SNF
12:49 pm on Tuesday, May 22, 2012
As my friend Pete Mizeres of Detailed Home Inspections will tell you, people who think they don't need a home inspection have deep faith. Faith that contractors never make mistakes.
Troy McClure
5:13 pm on Tuesday, May 22, 2012
I couldn't agree more! Having a home inspection is a small price to pay to weed out potential very costly repairs. My in-laws -- as cheap as they are -- didn't have one and months later, had a few problems that would've been noticed during a home inspection.
A home we looked at years ago was found to have some asbestos issues. A few hundred dollars well spent (although we walked away from the offer because of it).
Carol Murphy
5:28 pm on Tuesday, May 22, 2012
Great advice for sellers to think about doing before listing their home for sale. Having a General Home Inspection before marketing can save time and money when the right buyer comes along. A seller can negotiate the offer to purchase with knowledge and confidence the subject property is in sound condition because items will be disclosed ahead of time and records are complete as to when repaired/replacement/corrected/completed on the State of Ohio Property Disclosure document.
Jay Gardner
10:37 pm on Tuesday, May 22, 2012
I always recommend that Buyers schedule a home inspection to include the General Inspection and a Radon Inspection at a minimum. A pest inspection and mold inspection can be done based on the Home Inspector’s opinion. The purpose of a Home Inspection is to identify defects that are not obvious to a home buyer, especially Health and Safety issues. Its purpose is NOT to beat down the seller’s price after an offer has been accepted.
Timothy Johnson
1:14 pm on Wednesday, September 5, 2012
Thank you for this information. My wife and I are a considering a new home but she is worried about pests and mold. After reading your post, we have decided to receive a general home inspection using private contractors. Thanks again!
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Mark C
2:55 pm on Wednesday, May 30, 2012
Never use a home inspector recommended by your real estate agent. Do your research and find one.
Lisa Gaines
9:08 am on Sunday, June 3, 2012
@Mark C. Realtors know the good home inspectors and should be able to give you a list of ones that have ASHI certification. Not all do and that would be a waste of money. Just because someone runs an ad doesnt mean they know what they are speaking of. A seller is more likely to take renegotiations seriously if the inspector is good. Your realtor is your BEST resource
tom m
9:31 am on Sunday, June 3, 2012
when we sold our last house the buyers inspector noted that he found moisture in the basement right next to a 150 gallon salt water aquarium but failed to notice the 25 year old roof
Mark C
10:31 am on Sunday, June 3, 2012
@ tom m, According to one ASHI certified inspector, most ASHI certified inspectors are I quote, "poor".
Melissa Bysura
10:06 am on Thursday, September 27, 2012
Sorry Lisa, I disagree. Realtors have an incentive (3.5 - 7%) to get inspections passed and house prices up. Never trust a recommendation from someone with that much skin in the game.
Lisa Gaines
10:13 am on Thursday, September 27, 2012
Melissa a good Realtor wants a customer for life not for right now. I never want my buyer to get a bad house. I'd rather keep them looking than recommend a shady inspector. Ultimately, I want that person's referrals. not just the buy
Troy McClure
11:19 am on Sunday, June 3, 2012
One should be able to tell the quality of a home inspector when you're talking to them. While I understand the importance of certifications, there are too many (in every profession) who use that certification to do a half-a** job.
Rich Ganim
11:19 am on Sunday, June 3, 2012
This is some great conversation!! I think it's important to remember that just like any other profession there are those that one might consider less than desirable... It is important to do your homework but to say that you shouldn't trust a home inspector that is recommended by a real estate agent is kinda funny. Thats like saying that you shouldn't listen to a doctors recommendation for a heart surgeon.
Like all professions there are the good, the bad and the ugly... real estate is no different. Thats why it is so important to hire a great agent and not just any agent. If you have to have surgery you don't just want just any surgeon taking care of you do you? You'd probably want the best available... or at least I would.
Why should buying or selling your home be any different. I'd go as far to as to say that buying and selling a home are one of the largest financial investments you will ever make. Why leave it to chance?
Lisa Gaines
11:34 am on Sunday, June 3, 2012
Well put Rich! your Realtor also should have the most experience in seeing the work of these inspectors ie how thorough and precise they can be. the lay public will experience an inspector only when buying or selling a few times in their life. A good Realtor sees several of the inspectors multiple times/month.
Mike Chamberlain
8:32 am on Monday, April 1, 2013
It is always best for potential homebuyers to select their own home inspector rather than a recommendation from their agent. Homebuyers are not stupid and understand the potential conflict of interest. Also the inspection report IS an opportunity to renegotiate the price of the home if significant issues arise during the inspection. Sellers who perform no maintenance on their home should not get market value if the home is falling apart. Common sense!