What is a nitpicky home inspection report? A Realtor's view.

Eric,

   I'm sorry but I must disagree with one of your points. I will NEVER tell a client how much something costs to fix it. Fist off there could be damage you can't see yet. That alone could cause the price to sky rocket. Also, we all know well that Contractor A will quote $1000 and contractor B will quote $2000. Or even worse, you say $500 to fix something, they buy the house, go to get it fixed and discover the actual price is $5000. You can now be on the hook for the difference.

Nevermind the fact that giving a price quote to fix something is against the SOP's of most associations and against the law in several states that required HI licences, I think it's just a plain dumb move that adds nothing to the inspection.

As for the anti-tip bracket, I mention it everytime. Especially when the appliances are new and SUPER especially when they were installed by Sears. I let the clinet know all they have to do is call Sears and tell them they forgot the anti-tip bracket. You'll probably hear a knock at the door before you hang up.

But again, as the discussion went above, it's not what you report, it's how it's reported.

If I said, My God, your kids are going to die because there is no anti-tip bracket, then yes I qualify as a Drama Queen,

If I mentioned the bracket and told them the story of how Sears got sued for HUGE money because of a $1.95 part, they understand the potential dangers but also get a chuckle out of it.

John,

Here, in South Florida, if you don't give estimates, you won't get inspections. It is expected. I know of no organizations SoPs that says you can't give estimates. I am fairly certain it says the inspector is not required to give cost estimates, or something along those lines.

As for being on the "hook" for the difference, an estimate is just that, an estimate. It is not a cost of repair. I make sure to inform everyone present of that fact.

Regarding the statement about estimates not adding to the inspection, I will disagree with you on that. Without estimates, all you have is a list, like the one above. To the average home buyer,they are no better off with a list of things wrong than they were before the inspection. The estimate for repair, albeit, ballpark estimates, will give them an idea of what they are buying.

The Drama Queen reference took place as follows:

Eric to Client: The anti-tip bracket was not installed at the range.

Client: What is the anti-tip bracket and what does it do?

Realtor: "You don"t need it unless you have kids".

Eric, to my client: It is required and prevents the range from tipping over in the event that something heavy is placed on the door when opened. There have been some instances where this has happened and serious injury has resulted. Including one instance where a home inspector was sued. Most companies will mail you the bracket for free.

Realtor: You are a Drama Queen......and she stormed out.

You gentlemen are correct, I looked at it again and it indeed says not required to give cost estimates, not forbidden to do so.

But I stand by my opinion. I believe there are just to many possibilities to give a proper cost estimate on some repairs considering the limitations of our inspection. I also believe in either all or nothing. I won't give price quotes for plumbing but not roofs.

As for the added service to the client. Unless your 100% sure that your correct is it worth saying? Will you put that quote in writing on the report? I won't. If you won't put it in the written report, why are you saying it.

Again, I know many of you don't agree with me. There is no right or wrong (except for anyone who thinks the Buccaneers aren't the greatest team ever). But that is how I feel and that is how I will proceed.

Jim - I used an inspector once that actually was arguiing with the buyer. It was a mess, and I would not use him again because the buyer did not feel the inspector was in their court.

John,

How you choose to run your business is your decision. I certainly wouldn't jump on an inspector because he didn't give estimates.

As for being accurate, estimates are just that, estimates. Fortunately for my Clients, I have done the work and on occasion, perform work for friends and family. Since I do, I know how much something is going to cost. If there are other circumstances, I note those in the report and put in writing that the issue may cost more than estimated and that it should be addressed prior to purchase.

I have argued with my Clients on a few occasions. One wanted me to dismantle the home I was inspecting! Cutting walls, tearing out carpets in bedrooms, etc. I told him that if he wasn't comfortable with me doing an inspection that was not evasive and destructive, he should call someone else.

Others wanted me to write up coloring on walls, broken blinds, things of that nature. Which are clearly out of the scope of inspections, not to mention frivolous.

A good quality for a home inspector to have is to be able to put things into proper pespective. Clearly, a slow draining sink is not the same as a leaky water pipe inside the wall.

Sandy

It's so important to set the right expectations with the buyer before the inspection. I always tell them that we mainly want to look at safety issues and the home inspector will add a lot of other things to help justify his check and cover his butt. After the safety and structural issues, I tell them the rest are your "honey do" list for the next few years.

But in no way, should an inspector editorialize with comments such as, "run away from this house fast", as they have no idea what the buyer's reasoning, thought process or fix up skills. They should be non-biased and objective, just like the national media covering politics ...  lol.

Dave Culbertson, Broker/Owner, Real Living Home Team, Mount Vernon, OH

Jim,

I was using that as an example. Most people paint the home when they move in. One blind was broken in the home I was referring to. Furthermore, here in Florida, window treatments are considered cosmetic, and are not included in the scope of inspections or the real estate contract. They aren't going to get fixed regardless. My Clients are not concerned with minor items. As one of your local inspectors there is famous for saying "Manage your Clients expectations". Of course, I actually go on roofs and in attics, don't hide behind the SoPs, and try to find as many things wrong as possible.;)

If your comment was directed to me in a manner to indicate that I inspect to minimum standards, see here: Sample inspection report

Trust me, I exceed any national or local organizations SoPs on virtually every inspection. I have since I started my own company. I inspect every home as if I were going to buy it. Always have, always will.

Window treatments are one thing, light fixtures are another.

As for what the FarBar contract says, here it is: FarBar

On lines 8-10 it says

together with all improvements and attached items, including fixtures, built-in furnishings, built-in appliances, ceiling fans, light

9 fixtures, attached wall-to-wall carpeting, rods, draperies and other window coverings. The only other items included in the

10* purchase are:

Then in line 13 it says this:

13* The following attached items are excluded from the purchase: This is where most of the time, window treatments are excluded, except in the case where they are the expensive ones and not only are they included, but in some instances so are the drapes, valances, etc.

Wandering down to line 115 which is where the inspection part comes in, we find this:

115 working condition of the item, including pitted marcite; missing or torn screens other than missing pool cage or screen

116 room screens; fogged windows; tears, worn spots and discoloration of floor coverings/wallpapers/window treatments;

117 nail holes, scratches, dents, scrapes, chips and caulking in bathroom ceiling/walls/flooring/tile/fixtures/mirrors; and

118 minor cracks in floor tiles/windows/driveways/sidewalks/pool decks/garage and patio floors.

In almost 20 years of doing home inspections, I have had only one Client ask about window treatments.The treatments in question could be replaced cheaper that they could be repairs. $50.00 at home depot.

My clients are not concerned with decorative items and I know this because many have said so. Are they going to argue about $500.00 worth of blinds or the $10,000.00 worth of foundation work? Since 99% of the time my Clients are there during the inspection, they know the condition of the paint and decorative items.

I have offered an "all inclusive" inspection report which to date, no one has wanted. That inspection includes cosmetic items as well as functional items.

I am well aware of what your "preferred inspector" does and the services he offers. I used to offer the exact same thing,10 years ago. Over the years, I have refined my inspecting to what my Clients want while still exceeding all of the organizations Sops.

In this neck of the woods, I have never seen an inspection report with defective window treatments or event the mention of them.

I was using the foundation issue as an example. As you can see by the sample report, there are very few homes, especially now with the foreclosure issues, where window treatments would be the only thing wrong.

As you said, it would be easy to check them as I have to open them to get to the windows. I may have run into 15 blinds that didn't work in almost 20 years. I can't recall if ANY of them were the expensive ones you referred to. The majority of them were the garden variety or K Mart versions, that were covered with some type of "gook" which would probably necessitate replacement as opposed to cleaning.

I looked at the title of this thread and to me, this very discussion is nit-picking!

This is the first time I spent 30 min reading a blog. Point, counter point that's what make this great. And why freedom of speech makes me proud to be an AMERICAN! And go USC' lol