Why You Shouldn't Make Your Own Inspection Repairs

Hi Bill - Sound advice. If it's minor enough that the homeowner can do it, it probably shouldn't be on the inspection objection - or at least that's what we tell our clients.

I'm having this battle right now with a seller.  I explained the buyer is going to want repair receipts and so we MUST have them. Sigh.  

Sometimes it's something crazy like a light bulb and I get that, but if an electrician is coming to repair the bad outlet on the porch you might as well have them certify the light fixture is in good working order too.  

I don't do inspection repairs because it would be a conflict of interest.

Oh, wait.  I see what you mean...

Says he, with a wink.

Well done!  I have to tell you separately, I do a lot of "follow-up inspections" on properties that had a substantial list of repairs.  So often, sooooo often, the homeowner decided to save money and do things themselves, despite signing an addendum that required "licensed professionals" to do the work. 

And guess what I find when I see the homeowner "repairs...?"

P.s.  I have been trying to get my local market to do pre-listing inspections for over a decade.  Despite great marketing (says he) few people actually get them done.  The prevailing philosophy is that the buyers will have a home inspection anyway, so do the repairs upfront or later.  They usually choose later hoping that the list will not be as substantial as a pre-listing inspection might find.

Plus, they can always refuse to do the requested repair.

I agree a pre-listing inspection would save a lot of problems for sellers.  You are right, most people aren't in their attic (would they even know what to look for?) or on top of their roof.  for sellers to know issues up allows them to get work done, get bids if necessarily and provide for a buyers inspection showing few repair issues.

I state that the repairs need to be done by a licensed contractor.

Great post Liz and Bill Spear . If I'm representing the buyer, I usually recommend a credit toward repairs so the buyer has control over who does the work. Just because you write a licensed contractor in an addendum, doesn't mean they are a good contractor. If I represent the seller, I recommend the same, if both parties can agree to a reasonable amount for both the convenience of the seller and giving the liability of the repairs to the buyer. 

When I'm working with a buyer I always advise the buyer to request repairs on systems be made by an appropriate, licensed professional so it includes a whole home remodeling company who is licensed for all: (HVAC, electrical, plumbing, water heater, roofing, appliances) instead of specifically, say, a licensed plumber.  Other than those items, it doesn't matter if the seller wants to replace a door knob or a shelf.  In TN, closing constitutes acceptance of the property in the condition it is at that time so, unless it can be proven that the seller purposely omitted something on the property disclosure, the buyer is SOL after closing and the seller is not required to return to re-repair anything.  I suggest that buyers do a thorough final walkthrough or pay their inspector to return before closing if there's anything of concern.

Great advice, leave the headache and liability to somebody else.  Even if you think you fix what they are contractually obligating you to do, best not give yourself the possibility to get pulled into that scenario.

I agree. Most people wouldn't know how to make the simplest repair, so it's best to turn it over to a pro.

Home owners have different skill levels from professional (formerly performed that type of work) to "0".  Your point about liability is "the" reason not to do it if it is something that can be subject to fail such as electric, plumbing or heating appliance.  Other items like broken trim, doors that don't close properly can be done by a homeowner with appropriate skill with the emphasis on appropriate skill.  The home owners agent can help determine that.  (in m opinion)

I do think it is much safer for all to have a licensed contractor fix whatever needs fixing. 

Well let's see, the last home inspection one of my sellers had done stated 3 things that were ridiculous and even more so if I had my seller hire a licensed pro to do them and worse yet the buyer's agent put them on the PICRA.  Item one, the drain stopper in the tub was missing - no it wasn't and the inspector graciously pointed out in his photo it was on the side of the tub. Took me maybe 15 seconds to screw it back in place. Sorry, not going to have my seller pay a plumber a 60. or 75. trip charge to have a professional fix and provide a receipt. A smoke detector cover had  come loose, it wasn't put back on securely when the batteries had been changed last. Took me longer to put the ladder up and put away than it did to reseat the cover. The third item was a plastic keeper on a false drawer front was broken. Nope, not going to have my seller pay a handyman to come out, look at it, go to a hardware to get a replacement and put 2 screws in for the new one. Oh, and then there was the statement there was no CO2 detector. Guess what, he just didn't see it.  On one other inspection the inspector said the "plastic vapor barrier in the attic was improperly installed". Now that seller did hire a pro for that. Wait for it.....it was 2 pieces of plastic trash. Didn't have a thing to do with a vapor barrier. The person he hired made a quick 100. and even gave him a receipt. Add those minor repair costs up to have a seller have "professionaly repaired" and you've just cost your seller several hundred dollars. I have no problem drawing a line thru the professional, certified, licensed whatever and writing in what repairs are fully within the homeowners purview to repair. 

I'm not sure what aggravates me more, inspectors that actually write this stuff up to justify their charging several hundred bucks or buyer's agents that put it on a PICRA. Buyer's agents do you really think putting this stuff on a PICRA is a great way to start a transaction? Usually when one of my seller's see this petty stuff on a PICRA the hair on the back of their neck starts standing straight up and the buyer and the buyer's agents suddenly  have new names. That pretty much sets up an adversarial relationship from the start. Good luck if the buyer needs to request a favor on down the ine from the seller. 

I tell my buyers not to sweat the small stuff, they aren't buying a new home and explain to them how that comes across to a seller and they are much more likely to get the bigger, more important things taken care of than if we tell the seller he needs to hire a plumber to screw in a drain stop. I want health, safety, structural items, equipment deficiencies and the like taken care of for my buyers.

I fortunately have a great home inspector who is of like mind and actually wants the buyers by his side throughout the entire inspection and educates them on things to watch out for down the road, what routine maintenace should be perfrormed and generally educates the buyer about their new home.  And oh if he sees a drain plug missing he'll take 15 seconds to screw it back in for the buyer and then check to make sure it's operating correctly and I guarantee he would have at least pulled on the plastic to see what it was instead of raising red flags about insulation problems. He is also a licensed engineer. He really earns his fee as opposed to a guy with a pickup truck and a hammer. Thankfully Virginia inspectors have to be licensed as of  1 July this year and if enough of us register complaints with DPOR about the less than professional of the bunch maybe we can thin the herd a bit to get to the purebreds of the trade. All the stake holders would be better off.

I have the same policy on rental properties, Liz and Bill Spear . There's too much risk involved with a tenant making repairs. They could do it wrong, which could endanger the occupants, the property, or cost the owner more than the original repair would have been. Congratulations on the featured article!

Ditto with Endre and Julie. Unless the repairs MUST be made prior to COE, have the seller offer the buyer a credit. This is to avoid further issues, especially of the buyer not being satisified with the actual repairs ... which happens often. Repair issues can be a nightmare and delay the closing.