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Would You Buy this House?

"Would you buy this house?" My client asked me this quite sincerely. Evidently I had gained her trust and she wanted my opinion.

The inspection results so far were not helping her make up her mind. The house she had fallen in love with a few days before when she first saw it with her realtor had a new complexion now after she learned about the need to replace the windows, the roof, and the water heater as well as to address a moderately long list of minor issues.

As much as I wanted to help her with her decision, I could not, should not, must not , answer this question.

This is a red herring question that no professional home inspector should ever answer. I think the same holds true for all real estate agents as well. My job is to be objective. As soon as I lose that objectivity, my role in the real estate transaction is compromised.

Over the years I have adjusted my response to this question, which I seem to get about once a month. Sometimes if the situation is right I use this deflection: "What, you want to sell it already? What's wrong with it.? " Then I follow up with something like. "You are asking me to be subjective I can't do that. I look at about 1000 things in this house and report to you on their condition, but your life and tastes are way different than mine. Only you can make that decision."

I go on to say, "What I can tell you is that everything we have found so far can be fixed." So don't lose sight of that original feeling you had about the house. When we are finished with the inspection you and your realtor will decide on how to address each of the inspection items.

Sometimes I get a follow up question that amounts to a "pretty please." Sometimes it goes like this. "What if you were choosing a house for your mother or daughter, would you consider this one? Again, stay away from giving your opinion. I've had some success with just saying, "I've given up trying to account for the tastes of any of my relatives. "

I've heard of situations where home inspectors have advised clients not to buy a house. That is exactly what they are doing when they say "No, I wouldn't buy this house." The same holds true for the positive answer. Later on, after the inspection is long over, the client will remember what you say as a recommendation to buy or not to buy the house.

It is entirely inappropriate to answer the question regardless of how bad the situation looks from your client. The client needs to make this decision on his or her own.

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It's a good idea to have me inspect your client's prospective home. You never know what you will find.

Sincerely,

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Bill Duncan Home Status Inspection Company

Posted by Bill Duncan on 11/02/2007 02:26 PM

Comments (45)

home inspection dos and donts, home inspect, northern va home inspection, home inspection etiquette

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45 Comments on Would You Buy this House?

NOV

2007

Bill, I am so impressed with this! We often get these kinds of questions as agents - I always remind everyone that they are buying the house, not me, so it doesn't matter what I think about it. As for inspections, that is why we can negotiate after they are complete. I never write off a house because of the results...I write off a house when we cannot come to agreement on repairs with the seller.

Thanks Lisa. I thought it might apply to agents as well.

I am Fairly new at Activerain How can I add associates to my list? Thanks

Yes, this is a common question. My normal answer is this; "Sorry, but that is a question I do not answer." Most of the time that ends the question and answer session. If they persist, I simply tell my client that that I'm not allowed to give real estate advice, and an answer to that question would be considered to be "real estate advice".

Scott, Short simple direct. I like that.

First Family, when you are logged in, just go to that persons home page and click on the bar that says add as an associate. You'll get a question back about which group of associates you want that person to be placed in and a place where you can add a nice comment, like "Terrific home inspector in northern VA." Then hopefully the other person will do the same for you...then you have an association.

Dude or Lady, you need to add a name or something to the account. Who likes to just talk to a building? LOL :)

It is a "Catch 22" question for a home inspector. I can honestly say I don't envy being in your position. It's like asking a doctor what would they do about a particular remedy for an illness, Karen

Bill,

I've heard the answer to these kind of questions two ways. A) just provide the facts, or lists of recommended service providers or B) become a trusted advisor and give your opinion. Some people need that nudge. I tend to lean toward the opinion but I will call it a "gentle" opinion. It can open you up to liablity issues. We all are human and the client values your knowledge so this can be a tough call. Probably from a home inspector viewpoint I would stay with the facts. As a REALTOR there may be more counsel of the big picture given. Like, living under those power lines will affect your resale value. That is sort of the facts and somewhat opinion because no one knows for sure.

Gary, I love your answer because it really digs into the heart of the situation. What if you have a question you can't possibly know. Those power lines for example. At some point in time the client has to step up to the plate and decide. Fortunately, now days there is the internet and the buyer can do some of his or her own research...but ultimately they will come back to the professional for their opinion. In the case of power lines, I honestly don't know what the effect will be and I will tell them that.

"Catch 22" now there's a term from my yout. You are damned if you do and you are damned if you don't, You don't want to fly any more missions so you plead insanity, but you can't be insane if you don't want to fly...so you have to fly. I sometimes think I am Yosarian.

I wish all inspectors had your point of view. I have had too many ruin sales by saying "If it were me, I wouldn't buy this house". These weren't homes that were falling down, they just needed some repairs.

You make a good point Bill. A realtor's worst nightmare is a inspector who gives his 2 cents about buying or not buying the house. If an inspector talked a client out of buying a house based on what he's finding, you cannot expect to get any more business from that Realtor.

As a Real Estate Agent.. I am all for having the inspector tell the buyer "You got a good deal" or something up that line... if you truly believe it.

Bill--wish you were in Lubbock, Texas! You are so right!

Very good advice for home inspectors and other service vendors. Besides the liability it is also a good way to lose future referrals.

When I am asked the "dreaded" question, I approach it like this, "Buying a house takes an overall look at your personal situation including: the price of the house, the value of the house, your tastes and your personal financial situation. Therefore I'm in no position to give that advice, I just do home inspections." I have never had anyone further question me and they seem to understand my point.

The nice thing is that it's not politically correct or just trying to weasel out of an answer or placate Realtors or anyone else... it's the truth.

Great topic Bill, and I agree with you.

Joseph Lang - Pillar To Post

I'd have to say I agree as well. Good post Bill.

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Daniel, I don't go so far as to tell the client they have a good deal. I have not idea what the financial aspects of the sale are. About the best I do is say "This is a pretty nice place."

Randy, Gregory,

Thanks!

Mary,

Sorry you've had inspectors ruin sales by by telling the client not to buy the house. I was afraid I was preaching to the choir on this topic, but it seems there are some wayward inspectors out there.

Mary Anne, Thanks, but no thanks to Lubbock :) I've got a bunch of roots planted here in Northern Va. lol

Can you move to NC and become an inspector? Please we need non opinionated inspectors.

Good post and great responses to clients questions. Whem I'm asked if "would you buy this house?" I simply respond with a big smile and..."I would, but I cannot afford it". Usually get a good chuckle and they forget the question...

Good post and great responses to client questions. When I'm asked "would you buy this house?" I simply respond with a big smile and..."I would, but I cannot afford it". Usually gets a good chuckle and they forget the question...

Great post Bill! As a Realtor I hear that question a lot! When it's addressed to me, I just smile and say I can't make their decision for them. When it's addressed to the inspector, I just cringe and hope he thinks like you do! Let me know if you decide to transplant your roots to Maine!

Barbara, now you're asking me to pick between Lubbock and Maine? Oh no. I guess I want less than

9 MONTHS OF WINTER! :) Hey, ever heard of a place in Central Maine called Santa Clause Lake? I know the guy that owns it.

Gene, now that's something I truly can say...I can't afford it. Still, I have a hard time with the first part. I think would gives too much encouragement, but that's just me. :)

Like you, as a Notary Signing Agent, I MUST not, by law, give my opinion or advise on a given loan. And I have spoken to LO's who have told me, NSA's have caused their loan to be cancelled and then the borrower goes with a different LO (friend of notary) which is illegal, and illegal for a reason. As a NSA, I am to be an IMPARTIAL and uninterested witness to the transaction. I have had people ask, "off the record" like you, and have always reinforced I CANNOT give such opinion. And believe me, I have seen people getting loans which I perceive as great, and some I think are horrible. But to comment on the good or bad points, could put my in a very bad place, even ignoring the legalities that I could face. Like you said, no matter what, you must remain neutral and unbiased!

Ronald,

Thanks for your reply, I hadn't thought about this issue extending beyond the agents, loan officers, home inspectors, etc.

Bill, this is an awesome reponse, I get asked that alot as a Realtor, and I say, "hey, it's not my decison, I haven't been in the market for 14 years, it fits all the criteria you were wanting".

Missy,

As a realtor, they are looking to you for help. While not giving them an opinion you can honestly say that everything can be fixed. Help them remember their initial feelings about the place. Then work with them and help negotiate the best deal. Most clients will understand that you have their best interest at heart.

I agree. I like to do a +/- analysis for them if they have that much confusion. Just take the top 3 or 5 houses, write a list of the things they said they wanted in a house, and rank each house on all of those. I always make sure the top items in the list are location and condition and cost to improve, even if they forget it. It takes the fear out of the equation- because it is likely these top contenders will all serve them well. But one will have the most to offer them personally.

Santa Clause Lake? Nope, I haven't heard of that. I'm a big fan of Christmas Cove though...at least that's in the same season!

Speaking of seasons, we do have more than winter and summer. Stick season and mud season are in there too! lol

NOV

2007

I am dealing with this on a RELO. The buyer actually asked me to rate the suitable homes for her on which I would like! I have never even met her! I told her exactly what you did... "I can't possibly do this for you. I would not want to mislead you. I have narrowed down the search based on your given criteria, now it is your turn to narrow it down further."

Even as an agent I work hard to deflect the question. I need to remain a little aloof as well. I will tell them I think it is a good house... if I think it is.

You sound like just the type of inspector that we like to deal with. In my area we have one inspector who gleefully calls himself the "DEAL KILLER" He takes pride in it. He estimates costs for repairs that tend to be way beyond reality. He has many times misdiagnosed situations, always to the negative. When an expert comes in afterwards to check out the problem this inspector flagged, they find no problem in many instances, but by then sometimes the buyers are already lost. Every Realtor in my area cringes when they hear he is doing the inspection.

You are right. Better to not answer a question like that.

Since I don't market to Realtors I have no problem answering the "question". My client hired me for my professional opinion. Of course you can not just give a yes or no because it depends upon your clients expectations.

Once you know your clients expectations you don't have to answer the question they already did.

Bill,

With that attitude you would definately be on my list of reccomended inspectors. The inspector i have reccomended most has killed more than a few of my deals but he,s honest , He deals in facts and not opinions, just lays things out there, I've heard him asked that question and he always handles it gracefully.

NOV

2007

I've heard that question many times myself. (I'm sure all inspectors have.) If I were to answer that question honestly, the answer would almost always be "No." Very few houses meet my personal needs. They're too big, too small, in the wrong place, face the wrong direction or whatever.

I sincerely believe that every house is perfect for someone, but every buyer has the right to enter a transaction fully informed about the condition of the home. Then it's their decision.

I've gotten the "what would you tell your daughter" question too. I can image what Bill Gates' parents told him when he announced he was going to drop out of Harvard and start a "software" company. Sometimes those "nuts" turn out to be right.

NOV

2007

Sara, you sound like you really try to help your clients through the process. That is what is needed. They can make the decision without our opinions.

Kim, Every now and then I get a buyer who wants me to be a personal servant. You can usually tell when they pay very little attention to you during the inspection and then ask a question like..So, whats the bottom line? Or when they see you during the inspection they ask " Any deal killers yet?". I'll usually change the subject at this point and ask a question about them or their family and show them something about the house.

Beth, I've heard of guys like this. I can't see how they stay in business.

JAN

2008

OH, AGAIN, I love this. You deflect that which you should not answer (wow, of course you can't, that makes perfect sense!) with humor, and with caring! That is spectacular! I say they ask a lot of things out of fear, and it never hurts to ease the tension with a little humor. They get what you are saying and you aren't being short with them. I love it. If you get tired of being an inspector, you should go hit open mike night at the comedy club! I'd come see ya!

I love your repsonses! Sounds like you'd make a great politician if you ever decide to get out of the home inspection game. In fact there is a $400K/yr. job opening up just north of VA in less than 11 months - perhaps you should consider running!? :)

Seriously, great post.

JAN

2008

Almost every buyer asks "the question". Initially, I struggled with an answer.

Now, I tell them

"No, I wouldn't. I've already got one and that's enough for me! However, in addition to the inspection results, you also need to consider the price, the layout, the yard, the location, the details of the deal, etc. Only you can make a buy or no buy decision, because only you know your personal tastes and the details of the deal."

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