What is worse than 1 Home Inspector? Who said 2 Home Inspectors?

By
Real Estate Agent with Godzyk Real Estate Services NH License 033394
http://actvra.in/57CP

You find your dream home. You write your best offer. The offer gets accepted. What is next? Oh yes, the Home Inspection. It is on a home I have listed here in the Manchester NH area. The buyer and their agent chose an inspector from "Googling" home inspections. 

 

It is inspection day. I am there to over see the inspection for the seller. As i pull in there is 2 home inspection trucks. They introduce themselves as "team home inspectors."

 

The buyer arrives, they go over their contract and the inspectors are off and running. NOW, as a listing agent, I like to stay close to the inspector, never too close to be in the way, but close enough to see and hear what he sees. 

 

The most important parts of the inspection are often the exterior, i.e. roof, chimney, siding, windows and foundation. The next important step is the basement, electric panel, furnace, hot water heater and checking the sills.

 

I walk around the exterior following that inspector. Like a fine machine he checks the foundation, pokes and prods. Siding is good and he is heading to the roof. I head inside. Just in time to watch #2 check the furnace and the electric panel. He checks the sump pump and gets his own poker and proder out to check the sills. Later this will be an important thing to have seen. Stay tuned.

 

That inspector heads to the kitchen and  head to the deck to check on the roof. The inspector is getting down and puts away his ladder. He said it looks great. He heads upstairs and I head to the kitchen where inspector 2 is turning on the appliances. Everything is going well he says as he heads to the bathroom. Running the shower and checking the toilet and sink. He notes a drip under the sink, but states the trap is lose, just tighten it up.

 

I bounce upstairs al the time Mr Buyer following me as Mrs buyer and the buyer agent measure for curtains. Upstairs everything is great. In about an hour, the whole process is done. If one was looking from the outside in, they would see these 2 inspectors running around, up, down, across and back again. They crossed many times inside, but they got it all done.

 

Fast forward 2 days and a list the size of a menu from the Outback. The buyer agent wants a new furnace. They want a plumber to replace all plumbing under the bath sink. They want the chimney cleaned, the furnace replaced and to make it easier for my seller, they can just credit the buyer $10,000 in lieu of the work.

 

Were they at the same inspection I was at? Although 2 inspectors made it hectic. Prioritizing where i needed to be allowed me to see all these items first hand. Having a copy of the report I went over it with my seller. They tightened the trap under the sink, put the water on full blast and no leak. They gave me a receipt that chimney was cleaned in August (before the inspection nd has not been used since). What does the report say again. Well in the notes, that the buyer should clean it yearly.

 

The furnace clearly had a tag that stated  it was serviced also, in August 2017. What is this about a new furnace? The report says the average life of a furnace is 20 years. This one is 11 years old. A top of the line cast iron boiler. Most often with a life of 40-50 years the plumber who installed it reports. The motor was replaced a year ago and was covered under warranty and still has a warranty. No new furnace is needed.  

 

A call to the buyer agent goes unanswered. We write our response. The sink is fixed, attach a picture. A copy of the receipt for chimney cleaning and the furnace cleaning. A copy of the email from the heating company about the life of the furnace. There will be no $10,000 credit to the buyer and the seller is VERY happy I was there to see these things first hand. 

 

The buyer agents reply was "they did not see it and took the report for it's word". The buyer was very happy with the inspection when we were there and the buyer agent a week later, admitted such. No credit, no issues, everything solved and off to closing.

 

 

THE BOTTOM LINE that being at the inspection watching out for my seller is part of the job i take when i list a home. Nothing beats being there and seeing first hand. When their is an issue, find a solution and make it work. That is what I do.

 

There is a difference from agent to agent.  That a Buyer or Seller should not choose just any agent, choose the BEST agent for the job. My philosophy is simple, provide more personal and professional service to guide my clients through each step of the buying or selling process. All Agents are not created equal and every buyer or seller should take the time to hire the BEST not just the biggest. Those that hire me, find a dedication like no other.

  

 

 

 

To CONTACT Scott Godzyk please call 603.661.2121 or EMAIL: Sctprop@aol.com .

 

  

About the Author: Scott Godzyk is the Owner/Broker of the Godzyk Real Estate Services in Manchester NH. Proud to be locally owned and operated with 30 years of experience, Scott is a leading Agent for Listing and Selling Homes in this area.We are Full Time Agents ready to serve all of your Real Estate needs. Servicing Hillsborough, Rockingham, Merrimack and Belknap counties. 

 

    

 

 

We stand by you through every step in selling your home
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Rainmaker
412,963
Dave Halpern
Keller Williams Realty Louisville East (502) 664-7827 - Louisville, KY
Louisville Short Sale Expert

This garbage happens all the time, especially with first-time homebuyers who still have the mentality that the landlord will fix everything. Good job squashing this.

Oct 11, 2017 05:47 AM #5
Ambassador
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Doug Rogers
Bayou Properties - Alexandria, LA
Your Alexandria Louisiana Agent

A quality home inspection is priceless, a bad one is worthless!

Oct 11, 2017 05:50 AM #6
Rainmaker
2,490,391
Sally K. & David L. Hanson
Keller Williams 414-525-0563 - Brookfield, WI
WI Realtors - Luxury - Divorce - Short Sale

You can ask for the Moon....often with no basis..."life expectancy" yadda yadda....BUT then there is reality

Oct 11, 2017 06:02 AM #7
Rainmaker
4,113,842
Roy Kelley
Realty Group Referrals - Gaithersburg, MD
Roy and Dolores Kelley Photographs

Thank you very much, Scott, for sharing this experience.

 

Oct 11, 2017 06:30 AM #8
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Kathy Streib
Room Service Home Staging - Delray Beach, FL
Home Stager - Palm Beach County,FL -561-914-6224

Hi Scott- thank goodness that you were there and that the sellers had receipts, etc for what had been done. Buyers can always ask but they need to know that they may not get the answers they are looking for. 

Oct 11, 2017 07:29 AM #9
Rainmaker
668,550
Sheri Sperry - MCNE®
Coldwell Banker Residential Brokerage - Sedona, AZ
(928) 274-7355 ~ YOUR Solutions REALTOR®

Hi Scott, 

You have to stick up for your seller. In AZ, there is an "As Is" clause now in the contract instead of the old "As Is" addendum. BUT, buyers continue to ask for credits and replacements on items they saw when the offer was made. It is always a dance isn't it?  !!

Oct 11, 2017 07:40 AM #10
Rainmaker
919,383
Susan Haughton
Long and Foster REALTORS (703) 470-4545 - Alexandria, VA
Susan & Mindy Team...Honesty. Integrity. Results.

That entire dance made me dizzy!  LOL  I was envisioning a house full of oompa loompas running all over, full speed ahead.  But in the end, it all came up roses, it seems, which is because you are such a great agent, always looking out for your clients.

Oct 11, 2017 10:03 AM #11
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Dick Greenberg
New Paradigm Partners LLC - Fort Collins, CO
Northern Colorado Residential Real Estate

Hi Scott - Some funny things can happen between the actual inspection and receipt of the objection. Nice work keeping that one on track.

Oct 11, 2017 11:51 AM #12
Rainmaker
2,339,976
Scott Godzyk
Godzyk Real Estate Services - Manchester, NH
One of Manchester NH's Leading Agents

They try this tactic often, but with a shortage of listings it does not work these days Dave Halpern 

Oct 11, 2017 05:04 PM #13
Rainmaker
2,339,976
Scott Godzyk
Godzyk Real Estate Services - Manchester, NH
One of Manchester NH's Leading Agents

Well said Doug Rogers , that could be a bumper sticker on my car

Oct 11, 2017 05:04 PM #14
Rainmaker
2,339,976
Scott Godzyk
Godzyk Real Estate Services - Manchester, NH
One of Manchester NH's Leading Agents

I cant even give an A for effort to the buyer broker, because she should know better Sally K. & David L. Hanson 

Oct 11, 2017 05:05 PM #15
Rainmaker
2,339,976
Scott Godzyk
Godzyk Real Estate Services - Manchester, NH
One of Manchester NH's Leading Agents

Thank you for the comment Roy

Oct 11, 2017 05:05 PM #16
Rainmaker
2,339,976
Scott Godzyk
Godzyk Real Estate Services - Manchester, NH
One of Manchester NH's Leading Agents

My sellers were mor ethan happy i was there and paid attention Kathy Streib . It saved them a lot and the buyer took the home as is

Oct 11, 2017 05:06 PM #17
Rainmaker
2,339,976
Scott Godzyk
Godzyk Real Estate Services - Manchester, NH
One of Manchester NH's Leading Agents

We do not hav ethat but we should, i think buyers would still ask for the moon Sheri Sperry - MCNE® 

Oct 11, 2017 05:07 PM #18
Rainmaker
2,339,976
Scott Godzyk
Godzyk Real Estate Services - Manchester, NH
One of Manchester NH's Leading Agents

Funny thing Susan Haughton , i had them on another listing this week and it was similar. They work fast but do a good job. As the listing agent paying attention is a must

Oct 11, 2017 05:08 PM #19
Rainmaker
2,339,976
Scott Godzyk
Godzyk Real Estate Services - Manchester, NH
One of Manchester NH's Leading Agents

Thank you Dick Greenberg , my notes an dtime spend paif off here and why i like to be there. Hope you had a good day

Oct 11, 2017 05:09 PM #20
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Debbie Reynolds
Platinum Properties - Clarksville, TN
Your Dedicated Clarksville TN Real Estate Agent

Good grief what a potential mess. That inspector team needs to be put on the do not use again list. They are clearly not reputable and incompetent.

Oct 11, 2017 06:19 PM #21
Rainmaker
2,152,829
James Dray
Fathom Realty AR LLC - Bentonville, AR
Exceptional Agents, Outstanding Results

Good morning Scott.

I'm still trying to wrap my head around of what exactly the buyers saw in the report.  From what you've written it was a no-brainer.  Hmm, maybe the buyers need to have their head examined...

Oct 12, 2017 02:18 AM #22
Rainmaker
2,582,404
Lawrence "Larry" & Sheila Agranoff. Cell: 631-805-4400
The Top Team @ Charles Rutenberg Realty 255 Executive Dr, Plainview NY 11803 - Plainview, NY
Long Island Condo & Home Sale Specialists

Scott,  This is why Larry is at all our home inpsections...You just never know!

Oct 12, 2017 04:12 AM #23
Rainmaker
1,010,016
Kat Palmiotti
Grand Lux Realty, 914-419-0270, kat@thehousekat.com - Monroe, NY
The House Kat

Good thing you were there watching out for your seller!

Oct 16, 2017 04:26 AM #24
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