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83 Comments on I Just Had My Second Worst Home Inspection *EVER* Yesterday!
Home inspections are mandatory with me , and I'm not the FHA. If a buyer rells me they choose not to have an inspection, I counsel them and if that won't do, I ask them to sign a notarized document stating that I suggested the inspection and they declined. In writing. In over 14 years I have never had to actually have such a document signed. Buyers always get the point.
The inspection is in the best interest of all parties involved.
Very interesting problem... Personally I am a little surprised the home inspector took it upon himslef to turn the water on when it was cleary turned off at the source! As Realtors, do we not have a responsibility to ensure that inspectors procede with their task at hand provided that it is done so in a manner that does no harm to the property... ie leave the home as it was found.
When it is known that the water has been turned off, we should write up a purchase contract with language putting the responsibiltity to restore water squarely on the seller or in the case of an REO, the lender. Winterization here in Massachusetts is common, so a good buyer's agent would make the offer to purchase contingent on having the property "de-winterized" prior to inspection or closing including making any and all needed repairs to plumbing plus returning any walls and ceilings disturbed to complete repairs. If the seller/lender is unwilling to do so, then assum the very worst when counsling the buyer in writing up an offer. Call me a little concervative, but under no condition sould anyone other than the Seller or their representative touch a main water valve. Doing so might be opening yourself up to some very costly liability.
Higher Standards . . . Memorable Results!
Bart Foster, Realtor®, SRES®, ePro®
Keller Williams Realty Boston - Metro
http://bartsells.com
Thanks for sharing. I like having example stories to tell. It's another reason to have more-than-the-minimum down payment amount, because you may need to spend on more than one set of inspections!
I could never understand the concept of a home inspection being optional. Kinda like buying a used car without a mechanic, huh!
Renee - It is always always in my discussion to get a home inspection. Newer is not always best. You are so right. Sometimes these builders slap together and go on to the next. Sad but true.
Renee that home was a disaster. Who built it? I would like to hear about your worst inspection ever.
A home inspection is so important that if the buyer declines to do a home inspection our office has them sign a waiver that explains the importance of the inspection, the bhuyers check a box that states they decline and sign it.
Renee,
I can not believe that in these days of HGTV where viewers see what can happen without an inspection that buyers are not getting them done. If they were going to buy a used car they would have a mechanic take a look at it. But their biggest single purchase in their life? No inspection is crazy!
Great post. I worked with a home inspector for a short time. If you get a good one, they will be able to let you know what repairs need to be done and what you can expect down the road. I am a big fan of them.
I am sure this is not unusual, but there is a subdivision in my area that was built in the boom with the houses being victims of the 'build it as fast and as cheap as possible" mentality. It was not unusual for these brand new houses to get questionable home inspections. In a few years, these houses are going to be a challenge.
I always tell my clients that a good home inspector is worth their weight in gold.
Hiring a reputable home inspector is always money well-spent regardless of the age or perceived condition of the property.
We in Wisconsin operate like Bart (#66). I note which utilities are turned off when showing, and require written permission to have a qualified professional turn the utilities back on before the home inspection. (no exceptions!)
The simplest example I give buyers is a foreclosure I showed with the main power turned off. At some time, someone had stripped some of the copper wire out of the house by just cutting random lengths out of the basement ceiling, including the line to the furnace. Don't want to flip that main breaker on!
John (#61) makes an exellent point -- having worked as sheetrock hanger in past -- there are a lot of homes with less than square framing - which can throw lots of other things off as well. Not to mention the contractor trying to save a little money and not putting the metal plate on the stud, over the pipe - so owner puts drill into water pipe.
Renee - Always always ALWAYS get a home inspection. ALWAYS.
Did I mention ALWAYS?? :)
Great post.
Oh My! Yes a home inspection is a must! The other "hidden" issues in our market here is also previous homeowner damaging the house intentionally!
Maybe even hidden sabatoge! They get so mad they are losing their home to foreclosure they think they will "get" the bank. Sad but true here in Las Vegas as you know.
I agree absolutely! I always recommend a home inspection to everyone on every home. Many times the buyer will ask my opinion of a home's condition. I try to point out the obvious but I always say a home inspection will find out things that you and I miss. My company even has a form that suggests a buyer get a home inspection. On top of that I always recommend a home warranty as a catch all in case the buyer or the inspector misses something.
Renee,
All buyers should have a home inspection done, it's well worth it. Do one even on a new house. Your blog again proves how important it is.
I bookmarked your blog for the next time a buyer says "oh its a new house, we don't need an inspection". Thanks for the backup!
This is a great post. Certainly well worth the feature.
Was this the "second worst home inspection ever" or the "second worst home you have ever had inspected"? From the sound of things it sounds like the inspection was fine; it was the house that was bad.
Why did all the plumbing leak? My guess (partly based on your location) is the house was not winterized and the plumbing system was allowed to freeze.
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