Not a new topic but an important one.
The other day on AR someone asked if home inspections were necessary with new construction. My answer was always have a home inspection. There are soooo many things that can come up, a home inspection on a new home or an existing one just makes good sense. In fact I now include a home inspection as part of my listing presentation. Get the issue out on the table, treat any problems BEFORE they become deal breakers and develop a plan for getting your home on the market.
I am always there (or my representative) and I do my very best to have the buyer there too. It is an educational experience for them. I usually start the inspection by telling the buyer the process covers a variety of things...not all, in fact most, will probably not be part of negotiation. Rather, they are items to watch for in the future, items to treat as you go along to keep from being future problems. If they are safety, health or structural then they are fair game for the inspection/negotiation process.
I think it is important that either I or my rep be there in case a significant issue comes up we can understand it better. There is also liability. Plus safety. On one inspection not too long ago, on a vacant house, the inspector fell off of the roof, broke his pelvis and while lying on the ground the ladder slid off and hit him in the head for a concussion... you never know what may happen!
After the inspection I go over the entire report with my client. Each page and each comment. Get their input. This becomes part of my file with my notes as well as the basis for our request of the seller. I ask for lots of photos too. They help eliminate arguments. For example if there are improperly installed roofing fasteners the sellers response can get defensive "I just had a new roof installed by a licensed roofer... impossible...your inspector doesn't know what he is talking about" But whip out three or four photos and the argument changes... a picture is worth a thousand words?
Inspections... necessary and a good way to show your client you are not only working for them but know your job too.
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