Multiple Inspections on the Same Home

This post was inspired by a post by James Quarello Inspected Once, Twice, Three Times.  James was called uponHome Inspector to do a home inspection on a home that had already had multiple home inspections.  He found some issues that had appeared to be overlooked by previous inspectors and those oversights were the focus of his post.

But here's what I've always wondered: What happens if a prospective home buyer calls upon a home inspector that has already inspected the home?

  • Does the home inspector inspect the property again for the same fee even though he has already recently inspected it for a fee?
  • Does the home inspector decline to inspect the home because he has already inspected it recently for another prospective home buyer
  • Does the home inspector provide his previous findings to the new prospective buyer at a discounted rate, since a previous prospective buyer had already paid the full fee?

This is something I have always wondered about.   Oddly enough, I have never run across this nor been a part of any discussion that dealt with it.

What say you home inspectors?  What do you do?  Or has this ever happened to you or is it even likely to happen?

 

Origin of BDAMB from Bham (The Back Door Ambassador Series)

BDAMB Gains Access Through Front Door

Charita Cadenhead, Your Metropolitan Birmingham, Alabama Real Estate Broker of Choice

Got a question about Metropolitan Birmingham real estate? Just ask Charita. Need a good Realtor(R) to help you find a new home or sell the one you already own?  Just shoot me an email.  In need of a rental property?  Subscribe to be notified whenever we list a new rental or home for sale.

    NAR logo  Search MLS 
Charita H. Cadenhead, Realtor®
Keller Williams Realty Metro North
Gardendale, AL 35071
www.charitacadenhead.com
charita@charitacadenhead.com
(205) 527-1112 - cell
(800) 496-7431 - Fax

One thing about being in real estate:  I can't hide even if I tried. Charita Cadenhead:  I'm Everywhere You Want to Be!

Follow Us on FacebookFollow Us on Google+Follow Us on TwitterFollow Us on LinkedInFollow Us on YouTubeFollow Us on RSS

Protected by Copyscape Plagiarism Finder

 

27 Comments on Multiple Inspections on the Same Home

20 Most Recent Comments Displayed Show All

JUN
26
707,633 Points 47 Featured Posts Localism Sponsor Outside Blog Called Shot Master

Charita, many years ago I had a listing where the Inspection Company was the same but different inspector and the buyers paid full price. We gave the report to the buyer before the inspection (during the negotiations) and they knew that it was the same company. Interestingly the new inspector found other items in addition to the previous inspector's report which the buyers gave him...
9:03pm • #8
JUN
27
644,281 Points 111 Featured Posts Outside Blog Called Shot Master

Endre I am not surprised that they found some other items.  I know inspectors do a very good job overall.  But it's believeable that they could miss something.  I would hope that it wasn't a major oversight because that would be a bif problem.
7:15am • #9
JUN
29
956,171 Points 53 Featured Posts Outside Blog Attended Rain Camp Called Shot Master

Charita, that is a very good question, and I have never come across this yet either!    I put a call into my tired and true home inspector to see what he has to say and will get back to you.
2:54pm • #10
644,281 Points 111 Featured Posts Outside Blog Called Shot Master

Thanks Joan.  I hope you come back with an answer. I was hoping that more AR inspectors would weigh in on this.  I hope they didn't think this was some type of attack on them.
3:12pm • #11
956,171 Points 53 Featured Posts Outside Blog Attended Rain Camp Called Shot Master
666,854 Points 27 Featured Posts Outside Blog Attended Rain Camp Called Shot Master

Charita, I think my inspector did think that too, as there was MUCH more in his response, but here is a cut and paste of his first (and most important) part of his answer.

"I would not be disclosing anything from the first inspection. Prior to doing any inspection I have my clients sign an inspection agreement. Part of the agreement includes me not discussing or sharing the report with anyone other than that client without the clients written approval."


I have to agree there are things that do change in a home, and could have different items come up on the second inspection.

 
8:17pm • #13
JUL
02
618,984 Points 95 Featured Posts Outside Blog Attended Rain Camp Called Shot Master

It seems that Joan's answer from her inspector is a good one for another post we were discussing earlier.  I do wonder if inspectors have a "disclosure" requirement if something came up on the first inpsection that wasn't dealt with and now they are inspecting again.  It's too bad many inspectors didn't weigh in.  I think I will direct an AR member here to your post that is an inspector to see what he has to say.  

Good questions.
6:47pm • #14
644,281 Points 111 Featured Posts Outside Blog Called Shot Master

Joan I read your response the other day from my cell phone and forgot to respond once I got online.  What you inspector said makes sense, but would he say to the new buyer "I have recently inspected this home, I'll have to check with the previous buyer to see if it's okay to disclose or would he say, I have recently inspected this home but certainly there could have been things that have changed so another inspection may yield different results.

Brenda since we talk, the "disclosure" requirement has been lingering in my mind.  That's adds a ver interesting twist, particularly since you mentioned the stringent code that we abide by.
7:06pm • #15
JUL
05
134,358 Points 1 Featured Post Outside Blog

Thank you for sharing your blog; we need Real estate Professionals to share their comments and information regarding their markets and experiences. Thanks again from beautiful Colorado

Please, check out our website for Real Estate Education Opportunities @ www.REOInstituteColorado.com for Continuing Education Courses.
9:43am • #16
JUL
06

Our company does a lot of inspections in the Birmingham area and we see the same house over and over again. 

Of course every transaction is different but normally the first thing we do is to let the client know we have inspected the house before and offer them an updated verison if the house was inspected within a couple of weeks.  We also offer re inspecting the items we flagged and offer a discount.  We have in the past sold the inspection and passed the money back to prior client with everyone knowing.

We have to always remind ourselves that we represent the house as well as our past and present clients.

 

Jim

A B Home Inspections, Inc.
Jim Waddell
10:53am • #17
644,281 Points 111 Featured Posts Outside Blog Called Shot Master

Thanks Jim for weighing in and you have answered my very specific questions.  I'm glad to have had an inspector respond firsthand.  One of the questions that I have buyers ask inspectors is if the inspectors will come back to see if requested repairs have been made (as part of the service and as part of the inspection fee).  It had not been my experience to have an inspection charge an additional fee for this, but I guess just like agents, everyone operates differently.
3:09pm • #18
JUL
07

Charita,

Great question about the re inspection fee. 

We have found that Real Estate Agents ask about the re inspections and not so much the clients themselves.

We only do about 2 re inspections a month.  Most of the time it isn't required because the repairs have been made by a professional who has issued paperwork and warranties.  On the reinspections we do we ask for the paperwork.  As home inspectors we can not warrant someone else's work. 

2 years ago we noticed other home inspectors in the Birmingham area were raising their fees and offering free re inspections.  We did not like that ideal and did not think it was fair to most of our regular clients.  That makes the question "How much for Free re inspection?"  Free should be free.

Newer inspectors will offer free re inspections with lower priced home inpsections but that is normally short lived.  

I think you are right on with the different agents and different inspectors doing different things at different times.  I think 10 years ago my answer might be different than today. 

 

Jim Waddell

www.abhomeinspections.com

 
Jim Waddell
7:30am • #19
JUL
08
644,281 Points 111 Featured Posts Outside Blog Called Shot Master

Thanks Jim for coming back and following up.  I guess we can both agree that people run their businesses differently and there is no right or wrong way.  It's a choice people make.  By the way, keep a look out for an email from me inviting you to join Active Rain. Birmingham can use more members to contribute regularly so I hope you'll accept the invitation.
3:48am • #20
JUL
09
370,361 Points 10 Featured Posts Outside Blog Called Shot Master

Hi CHarita  - I always thought that the inspection belonged to the buyer and could not be resold unless with the written permission of the buyer... SO, if buyer number 2 wants the home.. I would rather feel that there should be disclosure by the inspection company that they had already inspected the home... and then either approach the first buyers for permission for their resale (no the isnpector's resale), or suggest the buyers go to another inspection company...  Just my 2 cents.
1:34pm • #21
1,156,252 Points 29 Featured Posts Localism Sponsor Outside Blog Attended Rain Camp Called Shot Master

Charita I have had experience where the inspector offered the inspection at a discount with the permission of the previous client.   Most buys opt to have their own inspection and it is amazing how often something important was missed during the previous inspection.
10:17pm • #22
JUL
10
644,281 Points 111 Featured Posts Outside Blog Called Shot Master
Gay I keep hearing "with first buyers permission" and I wonder how buyers receive that request or how receptive they are. There just seems to be something unsettling about the system.
12:42am • #23
644,281 Points 111 Featured Posts Outside Blog Called Shot Master
Jennifer I think a home cold be inspected 50 times and all 50 times, I suspect that something will be overlooked. EVERY time. And I don't mean that to be a discredit to the inspector.
12:44am • #24
585,063 Points 46 Featured Posts Outside Blog Called Shot Master

So far I haven't had to deal with this.  I would think each inspection would bring a different set of to do's. 
5:25am • #25
644,281 Points 111 Featured Posts Outside Blog Called Shot Master

Neither have I John and the more I think about it, the more I agree that new things can always pop up and even somethings that may have been overlooked before.
5:30am • #26
JUL
12
860,690 Points 174 Featured Posts Outside Blog Attended Rain Camp Called Shot Master

I've never had this situation come up but when I asked a home inspector I work with, he said that even if he had already inspected a home he would come out and do the same process he did the first time.  The point is that an inspection done a week after another on the same house could be different if the owner did something.
12:54pm • #27
JUL
17
432,474 Points 10 Featured Posts Outside Blog

I am not a home inspector, but you pose an interesting question. Of course over time and depending on current owners, the situation with a particular house can change and perhaps the Home Inspector truly earns whatever he/she receives for the job.
3:59am • #28

20 Most Recent Comments Displayed Show All


What does the graphic say?
Leave a response…

(optional)
Spam Prevention: