Do Inspectors Become Jaded?

From the buyer's agent perspective, I appreciate inspectors that find all the issues, big and small -- from the signs of prior standing water under the house to the missing switchplate. I also appreciate inspectors that don't get crazy about making an issue out of every small item. If a buyer wants a brand-new condition home, then they need to buy a brand new home. Part of what I do with inspections is to remind buyers that nothing is perfect, review the report carefully with them, and advise them to decide what matters the most to them, if they want to negotiate repairs. Or, if they are uncomfortable with a certain result, to hire a professional that specializes in a particular area of the home, such as a roofing contractor, to further investigate an issue. Sure, it's never pleasant to find stuff like water leaks, but not every drip is going to rock the home's foundation either.

I agree that no home is perfect. Even new construction will have some issues. You just never can tell what will be a concern to the buyer and it is surprising to me just what sellers are sometimes unwilling to do. We had a full price offer on a 100+ year old house last December and the hot water heater was 15 years old. There was something that was not installed properly and there was some rust that came out of the faucet when turning on the hot water after it had been standing for a while. The buyer wanted the water heater replaced, but they were too nice to require that, so they required that a plumber re-do the thing that was not to code and that they certify that it was still "good".  So the seller paid over $200 for the plumber. Well at settlement the buyer was not happy because they still had concerns that the thing would leak and cause water issues while they were at work. So the agents ended up paying for a new water heater and everybody was happy. It is too bad that the seller paid $200+ on a repair that did not really do a darned thing to make the buyer happy. Communication about what the real wishes might have helped but it was my feeling the seller thought the water heater worked fine for them for 15 years so why would it need replacing?

In a normal home inspection, small leaks are something we see everday.

I would have noted and maybe added a photo.

But it is still business as usual to me!!

Well, Maggie, sounds like the client and his agent didn't clearly communicate with each other up front.  Sometimes you need to slap a client upside the head (figuratively) to make sure stuff doesn't jump out at the last minute on the closing table.

Not jaded, Jack.  We just realize how easily it's fixed but also have to communicate to the client the larger problems it can cause if it's NOT fixed.

Kinda like the missing switchplate.  25 cents and a minute with a screw driver or a kid sticking their fingers into it.