My Sellers signed all of the Paperwork for the Closing, on the Sale of their home, on Friday. While we were about to sit down at the table, the Buyers agent calls me, from my Sellers home as they are doing their final walk-through, to inform me that the Smoke and CO detectors were gone. They also said that when some Huge furniture pieces had been moved out of the Master Bedroom, the wall area(s) behind them weren't the same color and there was painting to be done. She needed those detectors to be replaced! My sellers had taken them all down to replace the back-up batteries, but had not put them back.

The Buyers will be signing on Tuesday

Saturday morning, I am at my Clients home putting the smoke detectors back and painting the areas in the Master. Unbeknownst to me, the Buyers had decided to visit the property, without their Agent, to "Look at a few things". They asked if it was okay to come in and being that I was there, I told them, no problem.

Smoke and Carbon Monoxide detectors in place, I had just finished pulling all of the painters plastic and other masking from the Bedroom. I was walking towards the front door of the Home to discard the garbage I had created, when the Buyer stopped me and wanted to show me something.

In the Great Room, is a vaulted 22' T & G ceiling. On the back wall where the ceiling and wall met, Mr buyer pointed out visible water damage, that had dried, but was still evident. I thought to myself, "This was never identified during the home Inspection." I then spoke out loud, asking the Buyer, "Why didn't your Home Inspector catch this?" He simply stated, "We didn't have one because the home is not that old." (4 years)

I was stunned. I told him that since he was the one that decided NOT to have an Inspection and all of the dates on the contract are way past the deadlines, there was nothing I could do, other than note it. Since he neglected to have the Home Inspection, he will have to rectify this at his cost, unless he backs out now. If he chooses to back out, he will be in default and pay all associated costs and lose the EM deposit.

A home inspection date and a home inspection objection date are in the contract for a reason. Should the the buyer decide he's not going to spend the hundreds of dollars for such inspection, he will be responsible for the consequences.

Get a Home Inspection. $400.00 is better than $4,000.00 dollars.

 

 

104 Comments on He didn't feel the need for a Home Inspection because the Home was not that old???

20 Most Recent Comments Displayed Show All

MAR
26
2012
179,436 Points 16 Featured Posts Outside Blog

Better to have a home inspection than to loose EM based on inspection waiver. Last year, my business partner sold a new construction home and the buyers where on the fence about an inspection since the home was new. Reluctantly they went ahead and paid for one only to find out all the pipes where busted due to freezing. A good lesson for them and they where happy. No matter the age, have a home looked at.
11:42am • #87
132,983 Points 18 Featured Posts Called Shot Master

Bob ~ I'm gonna find Thans' video, sounds funny. Thanks for pointing it out and thanks for stopping in.

Denise ~ Howdy neighbor. Having the waiver(s) definitely do help. I have yet to have a Buyer of my own not have an Inspection. (I have had to pull out the waivers). Showing them the potentialities, pretty much convinces them to get the inspection. In regards to the Closing, I'll let you know tomorrow. Thanks for commenting.

Toby ~ Freezing pipes are a commonality up here, especially on the seasonal folks. I had a friend/agent that was called to one of her listings a couple of years back. A pipe had burst in the walkout basement area and had been running for nearly 40 hours before the water company went over and shut off the water. The home hadn't been Winterized. This is just another reason to have an inspection. I agree, it doesn't matter how old the home is, just get it done. Thanks for dropping a line.
12:56pm • #88
2 Featured Posts

Jon, 

Great post and wise words. Bad guidance by their agent...
12:58pm • #89
132,983 Points 18 Featured Posts Called Shot Master

Rachel ~ From what I've heard, the Agent has "Moments"... Thanks for coming by.
1:27pm • #90
165,788 Points 5 Featured Posts Outside Blog Called Shot Master

Jon,

The fact that the buyer stopped by the house after inspection period had ended, contingencies released, buyer asking you questions was dangerous territory. You were very kind to let them in at all without the agent to accompany them. After a meeting like that, I would shoot off an email describing exactly the conversation that took place to the agent.
1:41pm • #91
132,983 Points 18 Featured Posts Called Shot Master

Barbara ~ Not only did the Agent get a voicemail and an email, the Agent's managing Broker, and the Sellers were BCC'd. I took photo's of all fixtures that remained after the movers were out and the home was vacant. (Date & Time stamped) This is primarily for the protection of my Seller Clients. Should anything, disappear, be damaged or disputed, my photo's will help our case. I just like to be cautiously observant, with a little bit of optimism. Thanks... :)
1:53pm • #92
497,860 Points 13 Featured Posts Outside Blog Called Shot Master

Hi Jon, I agree, even on a new home, you should do a walk though.  And in 1-2 years maintenance issues occur even in the best of homes.
4:36pm • #93
132,983 Points 18 Featured Posts Called Shot Master

Bob ~ Indeed. An inspection ensures that most problems, (if not all) have been identified and gives the Buyer options on how to proceed. Thanks.
5:26pm • #94
701,287 Points 39 Featured Posts Outside Blog Called Shot Master

Here's what I'm thinking here ~ Mr. Buyer wanted someone to paint the walls & someone did. Put back up the smoke detectors etc. & someone did.  Point at ceiling & hope that someone will fix it.  You foil his plan!  Good going.
5:37pm • #95
141,133 Points Attended Rain Camp

Dear Jon,

Once in a while someone will waste a perfectly good $400 for a home that is nearly perfect, but knowing this is well worth it. The rest usually can negotiate repairs or credits for more than $400.
7:36pm • #96
Outside Blog

It is never a good idea to waive inspections.  Even on newer homes.  They can all have problems.
8:05pm • #97
1,023,536 Points 15 Featured Posts Localism Sponsor Outside Blog Called Shot Master

I home inspection in one of the smartest things you can do.  Even new construction needs the inspection.
8:11pm • #98
224,027 Points 6 Featured Posts Called Shot Master

My neighbor is still having problems almost a year later on the house next door that she bought FSBO and did not do an inspection...as recently as last Thursday the repairman said the house is still damp in the basement corner...and the entire family room is not usable.  He said the three letter word...sue...was being thrown around and I thought...hmmm home inspection would have been a lot easier...
8:25pm • #99
MAR
27
2012
132,983 Points 18 Featured Posts Called Shot Master

Lyn ~ LOL... Now if I could only remember where I put my cape???    :)    Thanks

Dorte ~ It really is a small amount when placed next to something like a Roof Replacement. Thanks for the comments.

Ric ~ This is true. You never know how many "Liquid Lunches" the Laborers had during the initial construction, on any home. Thanks

Gene ~ You bet! It may even save costly repairs in situations down the road. Thanks

Mike ~ That's one thing I wish would be mandated, especially on FSBO's. Maybe that is one of the reasons that FSBO's do just that? To avoid having to fill out a Property Disclosure???..... Interesting. Food for thought! Thanks   :)

 

 
4:55am • #100
966,201 Points 60 Featured Posts Outside Blog Called Shot Master

Jon:  One of my favorite humorous new-home items occured when the buyers were doing their walk-thru... and I saw that the front secondary bedroom had a very nice window that I noticed when we walked up to the house... but when we walked into that bedroom on the inside... there was no window.  The sheetrockers had covered it, and nobody caught it.  Uh oh.
11:59am • #101
132,983 Points 18 Featured Posts Called Shot Master

Karen ~ That's funny! I had a similar experience with a Closet by the front door of a home a couple years back. You'd think the General would have caught that...  :)   Thanks for stopping in...
1:42pm • #102
MAR
29
2012
422,929 Points 28 Featured Posts Outside Blog Called Shot Master

Jon~ I agree, "new home construction has just as many problems sometimes as old, inspection needed no excuses. Great Blog!
2:40pm • #103
132,983 Points 18 Featured Posts Called Shot Master

Jon ~ Thanks, I am still amazed at the, "I can do it all" attitude I see with some Buyers. Thanks for commenting
4:46pm • #104
JUN
16
237,119 Points 9 Featured Posts Outside Blog Called Shot Master

Often times we have people think they don't need a home inspection because it is "new construction" - what could be wrong in a new construction home?  Well, we found one that had no hot water piping in it.  None.  They had to open all the sheetrock and repipe.  We had another that had tons of mold.  I ALWAYS recommend home inspections and, yes, even on New Construction. -Kasey
8:31pm • #105
FEB
04
115,846 Points 3 Featured Posts Outside Blog

So true indeed.  Even new construction should have a home inspection, because our county inspectors are terrible, and pass things all the time that aren't done properly.  I am selling a renovation property right now where I had all of the electrical replaced because it was aluminum wiring.  The permit was pulled, and passed by the county inspector.  Guess what?  3 or 4 items on the home inspection are electrical related.  Of course, our electrician is coming out to do it free of charge, but that's a great example of why an inspection is always needed.
9:31am • #106

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Jon Eliason ~ Pagosa Brokers REALTOR®

Pagosa Springs, CO

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Address: 132 Pagosa Street, P.O. Box 4375, Pagosa Springs, CO, 81147

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