Way to go Steve. The inspectors need to remind the realtors when preparing an inspection to have the sellers remove all obstacles from those hidden entry points! Happy Inspecting! Keith

Thanks Keith. Lucky you. I love Portland. Always have.

Haha great blog steve. It amazes me when I tell people we are having a home inspection and they do not get ready by making sure all access spaces are available.

Thanks.

I just added a link at the bottom, that explains what an inspector needs to have access to. Anyone who wants, can send the link to this to their sellers and it should help out, no matter where they live.

That's great information, Steve!

I use the home inspection contingency itself to educate buyers and sellers about the home inspection.  The contingency in our state offer form identitfies a defect as  'a condition that would significanty shorten the life of the property, adversely impact the value of the property, or impair the health or safety of an occupant, if not repaired or replaced.'

I talk to clients about the home inspection as a tool to first discover major issues, and then to educate all involved.

Thank you for your link!      Laurie

It's amazing that we have to remind sellers that the home inspector needs access to all areas.

Of course, sellers that don't already know that probably purchased without a home inspection.

Dang, I was about to make an appointment with a home inspector to straighten my picture frames and artwork on the walls.

Sean Allen

Laurie, and others, you are doing a good service to your customers.

Sean, I can come down and do that for you, but need a plane ticket. Plastic levels get past the metal detector.

The only pictures I straighten are the ones covering the electric panel or the attic access that happens to be int the middle of the wall

Charlie,

Obviously you will never make it as a home stager too.

Well I know you know about having a "home stagger."

And then Charlie Bull asks why he has no friends. Hmmmm?

I was attending one of my buyers' home inspections just 2 weeks ago.  Out of 20 or so items listed, we asked for 6 to be repaired, all of them more than "minor" issues.  The listing agent spent some time first griping about how long the inspector had been there doing the inspection, clearly "looking for issues to report", until they finally agreed to take care of the items we'd requested.  I must say I'd never heard that specific complaint before!

I have huge respect for the home inspectors I work with.  They go places and find things that are invaluable to my clients and my continued education as an agent.

Gretchen,

There are some agents like that. They want you in and out and to not note anything in the report. Most agents are not like that but a few seem to have little concern for their clients with the big concern being commission. I understand the need for commission but, even when all facts are on the table, most deals will close. It is not fair to want an inspector to withhold information from his or her client. Get the information out, then negotiate any changes.

Thanks Cindy,

That is good to hear.

LOL...if you are going to check the picture frames, can you also check to make sure all the walls, floor, and ceiling are level too? I was in a a two story house (when I was looking for my first home in Pennsylvania) that had settled on one end. You could feel how unlevel things were upstairs. You couldn't really tell downstairs. But I dropped a little toy ball upstairs that one of the kids had brought and it rolled down the hallway and into a bedroom corner. 

Good comments Steve, It sure would make things better if the listing agents would alert their sellers to what needs  to be available for inspection

Christy,

The ball is a good idea. I use a large ball bearing sometimes to find that very thing. Now, we would hope that the inspector would point out the settling. That is a real factor, as opposed to the pictures.

Michael,

Thanks for the comments. Hope all is going well for you in this new year

Steve

Up here we keep trying to get the home inspectors to shovel the snow, but it never works. Good point you make here, and it's appreciated.

best 

Gary,

There is a time or two where I almost had to shovel snow just to get in to do the inspection. I would have done it for you!

Hi Steven - ah, if only agents would tell sellers that that kind of access is needed.  I've been on far too many inspections where clearly nothing like that was ever discussed with the sellers.  Then the sellers come home, find their stuff moved, even though we tried to put everything back exactly as they had it, and then they get annoyed that things were moved.  If that conversation had taken place ahead of time, it would certainly save some wear and tear for all involved.

Good point on this post!
Ann

Thanks Ann,

I always appreciate it when people have things cleared for the inspection. And it is great to know if there is some hidden device....like a second furnace in the attic.

Yeah I have used the just print off the generic report guys and the pros there is a difference just like realtors

Ross,

Lots of sellers hope that is what they are gonna get, the generic report on their house: clean the gutters, trim the bushes that touch the siding and miss everything else. Some inspectors do that, others actually try to do the job seriously every time.

I always instruct sellers to clear the way for the inspector, especially at the heater and electric panel and hot water tanks, etc...  I also tell them to get the heater serviced and tagged.  Nothings worse than seeing an inspector pull out a crumpled, filthy filter that hasn't been changed in years.  Yuck!

Make sure you do disclose the crooked picture. The buyer may come back and accuse the builder of using studs that were not level, and want the builder, agents, inspector, broker, and anybody else with a pulse to pay for the repair. As long as you disclose, you're covered!

Steven - It's nice to see you getting a Gold Star! You've been a wonderfully consistent and valued contributor to our Community for quite a while. I have always enjoyed reading your stuff. Good Job!

Kudos to you for a helpful and informative post.  I had a home that went under contract last week and since it was almost brand new, I didn't think there would be any issues.  But, the inspector found a few important problems that needed to be resolved.  Now seller and buyer will be happy!

It may have been a silly title but it got me started reading. the good content got me to the end. Elaine

Ardell,

Good for you. That is the way to handle it. No panic, just make sure the basics are covered for the client.

Rich,

Thanks. I appreciate the comments. That phone call from you, when I got on here almost a year ago clarified the importance of this site and got me going. Always liked to write, so enjoy it very much. The train keeps a rollin'.

Glidden, Diane, Elaine,

Appreciate your stopping in. As far as the new home, assuming a new home will have no problems sets a person up to be disappointed. Now, if they are professionally built I seldom find anything real big, but often a number of things best fixed by the builder and not the poor sap buying it.

Steve, if you hang all the pictures level won't that make all th floors and ceilings look sloped?  I sure do agree with you about access.  It is always a good idea to communicate with the buyer's agent so they can call the seller's agent to verify that personal belongings have been moved to get into the attic, crawl space, electrical panel etc.

Thanks for a great and informative post.  I'm still amazed at how many times I get asked "So the water really needs to be on" Well, only if you want a full inspection.  I always try to communicate to the sellers how important it is for me to have access to every area. 

You can say that again.  Appearance goes along way.

San Francisco Commercial Real Estate

Gregory,

Not sure if you are joking, or missed the point. I really mean that it is NOT about straightening the pictures, although selling and staging the house might be.

There have been several times hen an inspection is being done sellers are following you around like you're going to take something. I've had some where areas are closed off and when this happens i calmly stop the Inspection, call the listing agent and tell them what i've done. If i have to i will extend the days for the inspection until everything is accessible. I don't need my client coming back on me for anything.

Thanks for the comments. It can be pretty disorganized sometimes if people have no clue what you are really there for.