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A recent pre-listing inspection I performed for a homeowner this week reinforced just how little homeowners know about inspections in general and how much we inspectors have to do to educate them. Before I tell this story, I want to relate what my aunt told me regarding what she wanted in an inspection. Her gripe was along the lines of this: 'I don't want to know about the broken lock or the door that sticks, I can see those myself. I want to know if the furnace is working.' All very well and good. Just the big issues I can't see for myself. But let's look at this typical expectation, and why it needs to be addressed:
So, at the end of the pre-listing inspection, I went over some of the items with the homeowner in person. Several times I informed him that a majority of the items we found might seem insignificant to him and were easily repaired by an average homeowner with little cost or skill. These items, however small, fell within the scope of the Standards of Practice that NC Home Inspectors are required to operate under. I also emphasised that these same things would show up on a buyer's inspector's report and how smart it was to address these things in advance so there would be less to haggle over at closing. He nodded and seemed to understand.......... Later however, in a conversation with the listing agent, I found out that the homeowner complained about how some of the findings seemed insignificant to him, as if they should not have been included on the report. ( Just think how frustrated he would have been had he been presented with this list of repairs 10 days before closing, when his only option was to either fix them in a short period of time, or discount 2-3x what it would have actually cost him to repair them ahead of time! Or lose the sale ! It happens ! )
The agent had not fully read the report yet, so she was only sharing what the homeowner had said. At this point I assured her (and I hope she assured him) that we had conducted the inspection in accordance with the NC Home Inspector Standards of Practice, and that even if the item seemed minor, if it fell within the parameters of the Standards, we were required to report it. The section that I referred to speaks to broken items or those not functioning as intended. Here is the section below with the pertinent sections in bold/Italics: SECTION .1100 - NC HOME INSPECTOR STANDARDS OF PRACTICE AND CODE OF ETHICS
.1103 PURPOSE AND SCOPE (b) Home inspectors shall: (1) Provide a written contract, signed by the client, before the home inspection is performed that shall: (A) State that the home inspection is in accordance with the Standards of Practice of the North Carolina Home Inspector Licensure Board; (B) Describe what services shall be provided and their cost; and (C) State, when an inspection is for only one or a limited number of systems or components, that the inspection is limited to only those systems or components. (2) Inspect readily visible and readily accessible installed systems and components listed in this Section; and (3) Submit a written report to the client that shall: (A) Describe those systems and components required to be described in Rules .1106 through .1115 of this Section; (B) State which systems and components designated for inspection in this Section have been inspected, and state any systems or components designated for inspection that were not inspected, and the reason for not inspecting; (C) State any systems or components so inspected that do not function as intended, allowing for normal wear and tear, or adversely affect the habitability of the dwelling; (D) State whether the condition reported requires repair or subsequent observation, or warrants further investigation by a specialist; and (E) State the name, license number, and signature of the person supervising the inspection and the name,
So, even if the item is as simple as a bent window screen, if it is not functioning as intended ( ie. to keep small insects or birds out of the house when the window is open) it is documented.
Perhaps a hinge is loose, causing the door to rub on one side and gap on the other, making the weatherseal ineffective. Obvious and easy to fix. But it is not funtioning as intended, ie: the hinge is not adequately supporting the door, causing it to rub and outside air to come inside.
Or a window painted shut. Or a nail backing up on the deck. ( adversly affecting habitability, ie: a trip hazard, safety issue and an item not functioning as intended, ie: to hold the decking board down. ) In the end, items that are broken (requires repair or subsequent observation or do not function as intended, or adversley affect the habitability of the dwelling will appear on NC inspector's summary pages. It doesn't matter how obvious or insignificant these items may seem to the homeowner or the realtor. This is just another great reason to do pre-listing inspections. Get these things fixed and a buyer's inspector won't find them and you won't have to deal with them at closing....... Philip LaMachio Advantage Inspection Clear View 336-327-5523 Greensboro, NC Serving the Greater Piedmont Triad Home of the Exclusive Listing Advantage Program for marketing real estate and making transactions easier ! Subject: Pre-Inspections Work!!! (The following is an actual testimonial from a Keller Williams agent in the Greenville, SC area utilizing Advantage Inspection and their Listing Advantage program. ) From "Matthew Thrift" To: Sonya Skidmore Hello All, I just had to tell you !..........19 Birkhall Circle - Received a ratified/accepted contract 20 days after listing! This is incredible. Here is my testimonial...you have free will to use as much or as little as you would like: After being in Real Estate for just over 15 months, I wanted to take my business to the next level. As most businesses or self-employed people do I looked for anything that I could find that would set me apart from the other 2000 plus REALTORS in the Greenville market area. I am happy to say that it did not take me long to find exactly what I was looking for. With every listing I take I automatically order an Advantage Home Inspection. These inspections are free to my clients and it has proven to be one of the best listing tools I have seen to sell a house. For example: I listed a house on December 28, 2007 and between the 28th of December and the 22nd of January, I had 11 showings and no offers. On Tuesday, January 22nd, I had the house inspected by Advantage Home Inspection and Common Cents Pest Control, and I asked the sellers if they would purchase an Advantage Home Warranty for a buyer, which of course they agreed. I am happy to say that between Wednesday, January 23rd and Sunday, January 27th I had eight more showings and I received an offer TWO days after inspection and had it accepted FOUR days after inspections. And yes there is more: On January 18th, 2008 I listed a home in Bonnie Brae Subdivision where the average days on market are currently 83 days. On Tuesday, January 29th, I had the house inspected by Advantage Home Inspection and Common Cents Pest Control, and I asked the sellers if they would purchase and Advantage home Warranty for a buyer, which of course they agreed. I am happy to report that on February 7th, 2008 ( 19 days after listing and 9 days after inspections, I was able to inform my sellers that their home is under ratified contract. Doing Real Estate a different way than everyone else has proven to be a key strategy. In both examples above, I asked the buyer's agent why buyers chose my listing over others and their answers were inevitably the same..." Because everything was already done." One agent even stated to me, "You took the hassle and frustration out of the transaction !" Pre-Inspections JUST MAKE SENSE! Thank you Advantage Inspection Thank you Advantage Home Warranty Thank you Common Cents Pest Control Sincerely, Matthew Thrift
Do you want the results that Matthew has had ? Then do as Matthew does ! Call about our Listing Advantage today ! Philip LaMachio Advantage Inspection Clear View 7B Corporate Center Ct. Greensboro, NC 27408 336-327-5523 336-369-2173 * All client's who order inspections with Advantage Inspection receive a 10% discount for a one-time purchase at Lowe's Home Improvement, worth up to $500 ! PRESS RELEASE
A PRE-LISTING INSPECTION / WARRANTY COMBINATION OFFERS POWERFUL BENEFITS FOR SELLER; A HIGHER LEVEL OF CERTAINTY FOR BUYER There is a lot of frustration associated with selling a home in today's real estate market: the 'mortgage crunch', competitive pricing and a flooded market are all factors putting the seller at a disadvantage. Home buyers are definitely in the 'driver's seat'. In order to get their house sold, sellers have to think outside the box and find ways to differentiate their home from the crowd. Would-be sellers should'nt overlook the power of a pre-listing inspection / warranty combination. "People don't realize that they can get their house sold quicker, with fewer problems and for more money if they get an inspection on the home before they list it for sale," said Philip LaMachio of Advantage Inspection Clear View. "It's much better for the home seller to understand the issues with the house and deal with them before the buyers arrive."
In fact, according to statistics gathered by Advantage Inspection, one of the largest inspection companies in the Southeast, the benefits of a pre-listing/warranty combination are so powerful that it reduces the time required to sell by fifteen percent, increases average selling price by two percent and actually increases the odds of the house selling at all by twenty nine percent. "Potential home buyers want a home that is in excellent shape, no matter the age of the home," LaMachio said. "Buyers make their home purchasing decisions based on emotion, but it is equally true that a home buyer can fall out of love with a home just as quickly as they fell in love with it." This often happens when the homebuyer must justify their emotional decision with logic, usually assisted by information from the home inspection. Without a pre-inspection, the seller allows a buyer's inspector to develop a laundry list of issues with the home which can potentially jeopardize the sale of the property. With a pre-inspection, backed up by a solid warranty, the seller is in the driver's seat, not at the mercy of a buyer's inspector's findings. A Pre-listing Home Inspection and Warranty Combination can: •1. Put the seller in control. They then choose to sell the house either ‘as is' and price accordingly, or fix the problems and get top dollar. (No need to re-negotiate at the closing table) •2. Give the seller time to obtain multiple bids and select the best contractors at the best price. •3. Make the home more marketable and in better condition for viewing, thus helping the seller attain the maximum selling price. •4. Add value and certainty that the new owner will be compensated if any warranted items or components break. "We want to find the problems that will affect people's decision to purchase," Philip LaMachio said. If the sellers wait for the buyer's inspector to find them they can potentially lose a sale. A home inspection done by a licensed professional home inspector is a thorough, in-depth visual examination of the structure and operating components of the home. It includes such components as landscaping effects on the foundation, structural components, roofing, chimneys, gutters and downspouts, siding and trim, attics, plumbing, electrical, heating, interior rooms, and the condition of the basement or crawl space. "I understand that a seller doesn't want to hear any bad news," LaMachio said. "But if you wait for the buyer's inspector to find out your home isn't perfect, you are in a weak bargaining position. And no home is perfect. As soon as sellers accept that, they are on the way to making their home more marketable, which should be their number one goal."
Advantage Inspection Clear View has an office located in Greensboro, North Carolina and can be reached at 336-369-2173. The company offers Home Inspections, Radon and Septic System Inspections, Water Quality sampling, and is the only source for the ‘No Claim's Denied' Home Warranty for single and multiple family residences and commercial buildings. They serve home buyers and sellers up to a 60 mile radius from Greensboro. Philip LaMachio Advantage Inspection Clear View 7 B Corporate Center Ct. Greensboro, N.C. 27408 Office: 336-369-2173 Fax: 336-282-3797 Cell: 336-327-5523
From Advantage Inspection in Greensboro, NC, here's a cautionary tale from the trenches for all you price shoppers out there. AN AGENT'S TALE OF WOE My fellow inspector, Brian Haire, at Advantage Inspection Clearview, relayed a story from an agent in Burlington, NC. who told him that she had to change inspectors because as Brian relayed: ' the last one (an inspector she had used exclusively and swore by) ended up costing her $30,000.00 in repairs for having missed a rotted girder. In talking to her it was not conceivable that the inspector actually accessed the whole crawl space from her description of the damage. The only response she got was "we sometimes miss some things".' I have to chuckle because at the most recent continuing education session in Feb. 2008 Charlotte NC, where about 700 inspectors were in attendance, both Brian and I saw a large number of overweight and some elderly gents who were 'active' inspectors. Sure, they probably have a storehouse of knowledge, but we honestly could not imagine most of those inspectors actually crawling 40-60 yards on their stomachs on hard dirt and mud crawlspaces. And the crawlspace almost always yeilds some interesting and often very costly finds. Even on new construction. A short list of the most common and often costly problems:
Rotted Girder Cut floor Joist Disconnected HVAC Flooded crawlspace RULE OF THUMB A rule of thumb for average time required for a thorough inspection on a house in good condition, with crawlspace and accessable attic is about 1.25 to 1.5 hrs per 1000 sqft of heated space. The more that needs documenting ( the worse the gen. condition of the house) the longer it takes. At Advantge Inspection Clear View, we actually access and observe the whole crawl space (unless ductwork or other obstacles prevent acess) , the whole attic and if possible the whole roof by walking it. We also do not settle for inspecting the "representative number" of outlets, windows, and doors as required by the minimum standards in the Standards of Practice by the State of North Carolina, but observe and inspect all accessable outlets, windows and doors. Red Flag !
The costly lesson here is obvious. When an inspector gives you the lowest cost inspection it is a red flag. You need to know what he will actually be doing. Sometimes crawlspaces are not accessable, but if the cheap inspector you use almost always claims the crawlspace was inaccessable, then that should be a serious red flag, and a warning that you too may be stuck with a $30,000 bill. This is what price shopping can get you ! Philip LaMachio Advantage Inspection Clear View Greensboro, NC ( Servicing clients from Chapel Hill to Salisbury) 336-327-5523 ADVANTAGE INSPECTION'S SELLER'S CHECKLIST Sellers' Checklist for a Smooth Home Inspection: We at Advantage Inspection Clear View understand that many times the inspection process is time sensitive and essential for an expedient closing. That is why we have prepared this pre-inspection checklist so that we can do our job efficiently. First, we would like to answer some of the commonly asked questions about our service: What is a home inspection? We are a real estate support service that evaluates the overall structural, mechanical and electrical condition of the home. We examine nearly all-visible construction components and evaluate whether these items are still serviceable. We make notations of items that may need attention to help preserve their long-term integrity. We also give our client helpful advice on general home maintenance. Is this a code compliance inspection? No. Many homes were built before codes were ever established. When codes were established, many counties adopted (enforced) their own version of these building codes. It would be impossible to verify the governing code for every time period in every county and make a compliance-type inspection. We only make code comparisons to current installation standards, and any safety-related items. (Examples: picket spacing too far apart on a balcony handrail or the absence of a smoke detector)
PRE-INSPECTION CHECK LIST:
Call Advantage Inspection Clear View ( 336-327-5523) if you have any questions about how to prepare your house for inspection. Brian Haire, Philip LaMachio Advantage Inspection Clear View
Home buyers beware ! Upon purchasing a home, your agent may suggest you buy a home warranty as well.
Home buyers beware ! Upon purchasing a home, your agent may suggest you buy a home warranty as well. I am a Home Inspector now, but when I took a real estate course in Greensboro NC, the instructor made his feelings about FSBO's quite clear. His disdain was palpable. Though many sellers are tempted to try to market their homes themselves in order to avoid paying a Realtor's commission, eventually they would be driven by sheer desperation to acknowledge the futility of their mission, and call a Realtor. The Lonely FSBO Since then I have watched many a FSBO linger on the market way too long, especially at this time, only to eventually capitulate and call in the calvary. And there are many good reasons to do so. Not the least of which is that if you get a good Realtor they are going to make sure your house gets seen, priced correctly and point out a number of things that are obvious to everyone except the homeowner, like gee, you should clean up the three feet of garbage in your living room, etc. No doubt, a good Realtor can get a house seen and sold, if the buyer listens to their wisdom. But whether a homeowner chooses to avail themselves of the services of a Realtor or not, one thing remains true about selling a house.... AVERAGE HOUSES DON'T SELL QUICKLY ! (especially in a buyer's market !) A house that sells faster than its competition must STAND OUT (in a positive way) from its competition. And a homeowner can make his/her home STAND OUT any number of ways, with or without a Realtor. CURB APPEAL is an obvious one. First impressions are often the only impression one gets to make. So if your house looks bad from the street, it will be hard to overcome that initial bad impression. CHEAP PRICE: Can attract, but can also make people suspicious. What are they not disclosing ? UPDATED KITCHEN AND BATH: Likely one of the best places to upgrade. Get a second opinion though regarding design. Pink fixtures in the bathroom won't appeal to everyone. All these things, and more, are basic, common sense things that should be considered when making your home stand out. FACTORS OUT OF YOUR CONTROL : BUYER'S APPREHENSION..... (actually, you can do something about this one, read on....) One thing that is hardly EVER considered is the apprehension that all buyers carry with them when they consider purchasing a house they may be paying on for the next 30 years, and all the unknown costs an older house (well really, any house) can bring. ENTER THE BUYER'S INSPECTOR (gosh, I hope he doesn't find anything. I'd hate to lose this contract !) Most buyers are going to hire a professional home inspector to verify the soundness of any home before they commit. And what will the buyer's inspector find ? It could be major, but it also could be a long list of minor things, like a lock that needs to be replaced, some nails backing out of the shingles, a loose brick on the porch, lights that don't work, etc........you know, the things you no longer even notice. Even if all the inspector finds are minor things, things that could have easily been fixed ahead of time if the seller had been aware of them, the cumulative effect of numerous small items may be disproportionate to their actual seriousness. In other words, it often looks worse than it really is. But the perception that this may be a money pit is planted in the mind of the buyer. SWEATING BEADS.... Here is where the seller begins to sweat. The buyer wants all these little things fixed before closing. Now the seller must find someone, anyone, on short notice to come and take care of all this piddly stuff, or take a week off work and do it himself, if he/she is handy. The other alternative is to adjust the price. Either way, the cost ends up being much greater than if the homeowner had taken this check-list and done it all at his leisure BEFORE he ever had a contract in his/her hands. ( No time now to shop contractors..just pay what they are asking !) OK, WHAT'S THE ALTERNATIVE ? Homeowners who choose to list a property can avoid all this hassle, whether they are a FSBO or listing with a Realtor. There is a much saner way to go about this, and save money in the long run, perhaps thousands. This is where the LISTING ADVANTAGE* comes in. The Listing Advantage is a PRE-LISTING INSPECTION in combination with a 'NO DENIED CLAIM'S' home warranty. "But wait", you say, " It's the buyer's responsibility to pay for an inspection ! " Ok, we just went over what happens in that scenario. What part of the concept of SELF-SABOTAGE don't you understand ? ANOTHER PERSPECTIVE... Let's look at it from the buyer's point of view, even pretend we were the buyer. The buyer thinks: "Ok, there are two equally attractive houses in a particular neighborhood that meet my needs. One, I will have to shell out cash to find out if it has problems. Maybe the AC will break in the middle of Summer, perhaps it has termites or Radon, or a rotten floor under the toilet.....Who knows ? " Now, on the other hand, this house has a sign that clearly states that it has been Inspected AND Warranted. And I can see the report and all the items that were found and fixed ( or I can see they have acknowledged these problems and adjusted the price accordingly. Hmmm. Which one do I choose ? Which house feels like a better bet, with less potential surprises ?" OK, YEAH....I GET IT. I'M GETTING A PRE-LISTING INSPECTION WITH A 'NO DENIED CLAIMS' WARRANTY Now back the the homeowner. Wise sellers will understand the benefits of hiring their OWN inspector BEFORE putting the house on the market. With the laundry list of items in hand from a pre-listing inspection, the homeowner may choose to fix these items (if they are minor ) or to adjust the price upfront ( if they are major) and avoid last minute surprises, repairs, re-negotiations, and or completely losing the sale. WISDOM FROM THE FAR EAST - ( Well, California is really faaaaaar East ) The wisdom of pre-listing inspections is already common knowledge in California. And, like many trends, will get to the East Coast eventually. YOU NEED EVERY ADVANTAGE... FSBO's need every distinctive advantage they can get. The Listing Advantage from Advantage Inspection can give them that something extra, and it may even help them to sell their home WITHOUT paying a Realtor's commission. But even if you have your home listed with an agency, you still need every bit of help to make your home the one that STANDS OUT in a Buyer's market. Every day not sold is costing you and your Realtor $$$. If your Realtor doesn't understand the importance or power of a pre-listing inspection, don't let them discourage you from it. DOING STUFF THE SAME OLD WAY, BUT HOPING THINGS GET BETTER....( you know the story) Some close friends of mine here in Greensboro mentioned this to their Realtor ( one used to doing business the same old way)and she said they did'nt need to do it. As of today, April 30th,2008, their house has sat on the market for over 4 months without one offer. I'd say that Realtor needs to bring it on if she has any better ideas. In fact, they may wait the month and 1/2 till the listing period is up and then utilize the power of the Listing Advantage and keep the commission. We have tracked this program and found that on average, homes sell 15% faster, for 2.2% more and the odds of selling AT ALL increase by 29% ! ROOKIE REALTOR GOES FROM #120 TO TOP 5 IN HIS OFFICE ( That's right. He's using the Listing Advantge) In fact, one Keller Williams Agent from Greenville SC ( Matthew Thrift), has LISTED AND SOLD 12 homes in the first 2.5 months of 2008 ! And he was a Rookie of only 15 months with no prior sales before he found our program. Read his testimony here. Call Advantage Inspection Clear View today and ask us how we can help sell your FSBO or listed home. ( You don't even have to pay for the 'No Denied Claim's' home warranty until closing ! Hooray !) Philip LaMachio Advantage Inspection Clear View 336-327-5523 Member: NACHI, NCLHIA EXCLUSIVE DISCOUNTS AND COUPONS FROM OUR VENDOR PARTNERS FOR OUR CUSTOMERS: 10% Discount for Lowes Home Improvement ( Fix up that home with this one ! ) $200 Credit for ADT Home Security Installation ! Up to 20% discount on Homeowners Insurance from Nationwide Insurance ( upon passing safety checklist at inspection) Discounts for Allied and North American Van Lines ( More details to come.)
Pre-Listing Inspections are the wave of the future. Realtors, you cannot afford to be left behind. This will help sell that home!
http://youtube.com/watch?v=cEJ-N6t0yJA Now that you know you should do a pre-listing inspection, have it done by the experts ! Advantage Inspection Clear View are experts in residential pre-listing inspections. Put the power of our Listing Advantage Program to work for you ! And each client who gets an inspection from us qualifies for the only 'No Denied Claims' Home Warranty available on the market-place! We provide signage and will help advertise your property for you ! Give us a call today to put the benefits of Advantage Inspection's Listing Program to work for you! Brian Haire/Philip LaMachio 7B Corporate Center Ct. Greensboro, NC. 27408 336-327-5523
When you purchase a home, you may be encouraged by your Real Estate agent to buy a home warranty as well, if the seller does not offer one.
Educate yourself before you blindly trust that your Realtor: 1. has your best interests in mind 2. is not recommending an unreputable company 3. is not taking kickbacks Don't make a choice that could lead to having a denied claim costing you hundreds or thousands of dollars. Read my insider info on the home warranty industry at: http://www.squidoo.com/homewarrantysecretsexposed See the Home Warranty Checklist for MUST ASK questions that will come back to bite you if ignored. Find resources online that expose the dark underbelly of this questionable industry and lastly... Discover the one company that is changing it all..... Philip LaMachio Advantage Inspection Clear View |
Philip Lamachio Greensboro, NC More about me… Advantage Inspection Clear View Office Phone: (336) 327-5523 Email Me
Dedicated to getting the word out that we are transforming an industry and taking no prisoners.
But really folks, we are setting the pace and creating a win-win-win scenario for Realtors, Home Buyers, Home Sellers and Advantage Inspection Associates
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