Buying your first home in Beaverton Oregon: Don’t let the inspection scare you!

Real Estate Broker/Owner with Respect Realty LLC 200311024


Buying your first home in Beaverton, Oregon,can be a scary thing. You are spending a lot of money, probably more money than you have ever spent in your life. College costs a lot of money, but nothing compared to owning a home. But unlike college, you actually get to use the money you spend the day after you are handed the keys. (How many of us actually have careers in what we majored in during college?)

Thereare a lot of steps in the home buying process, but the two mostimportant, as far as I’m concerned, are the appraisal and the home inspection.(OK, and hiring the best Beaverton,Oregon, Realtor). But, today weare going to talk about the home inspection and what it really means to you, the buyer.

The home inspection can cost anywhere from $250-$500 depending on the size of the home, if it has a crawlspace or not, and if you are including a pest and dry rot inspection. (Some inspections include those for free.)

I’ve had many 1st time home buyers tell me they can’t afford to spend the money on a home inspection and that the house looks good to them. Well, I can tell you that the money you spend on an inspection can be the least expensive insurance policy you will ever buy. Imagine if you had bought a home without an inspection and you are moving in and a week later you see mold in the closet? The previous owner may not have known, but there was standing water under that house that the inspection would have found, had you had one. Total cost of the repair? Up to $10,000 or maybe even more. But had you spent that $400 you would have know about it before hand. (Even if it hasn’t rained in weeks an inspector can see signs of water or other damage that pests or water have left behind.)

Now, the inspection shouldn’t be something that is there to scareyou out of buying a home and there are many inspectors that I like to call “ALARMISTS!” These inspectors find a paint chip in the hallway and they yell, “GET OUT, THE HOUSE IS ABOUT TO FALL DOWN” This type of inspector can scare you, but that really isn’t why the inspector is there. They are there t warn you about potential problems or to find problems that already exist that no one knows about.

I have a group of inspectors that are very thorough, and like me, love to work with first time home buyersThey understand that the clients have not been through this process before and aren’t there to panic anyone,but just to show them what they have found. Some agents don’t like to have their buyers at the inspection, but I require at least one person who is on the loan to be there during the inspection.

The reason I do this is though pictures and description do tell of the problem, they can actually make things look a lot worse than they really are. I like tohave the inspector, when he or she finds something, to bring the buyer over, point it out and explain why it could look this way and what it the possible fix could be for the seller, if that is something that is needed.

If I were to look at a 4x6 picture of dry rot in a bathroom in an inspection report, I might yell, “Run, the house is falling down!” But the inspector may point out, and one did, that this was right below where they stored their tooth brushes on the wall and the water that was dripping down from them after they had rinsed them was causing some dry rot. The pictures made it look like a $10,000 bathroom remodel, the actual bill was $14 and the removal of the toothbrush holder.

This is where a good inspector comes in and doesn’t alarm anyone, just points out the facts and shows you where your potential problem could be and what you could do to fix it, or if it is something major,something you could have the seller fix before close. Most of the time,the sellers are prepared for a repair addendum and most of the time, it isn’t a big deal.

So, don’t let the thought of getting and inspection, scare you,but at the same time, do make sure you get one! If you are in the market for a new home in the Beaverton, Oregon, area give me a call, I would love to help you home!




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Karen Cooper
Karen Cooper | Sr Retail Loan Originator ! NMLS # 223305 | 360 Mortgage Group LLC Austin Texas - Leander, TX
Helping Homeowners w/Home Loans in 27 US States

These are great tips on what buyers can expect and need to do with their home inspections, Todd. Obtaining a home inspection is one of the most important things a buyer should do when purchasing a property, and is one of the top three things I go over with my first time home buyers on what to expect once they are ready to make an offer - to write a check for their earnest money deposit, then for the home inspection and then for the appraisal.

Mar 31, 2009 04:13 PM #1
Joan Whitebook
BHG The Masiello Group - Nashua, NH
Consumer Focused Real Estate Services

Inspections are very important, however, as you point out, they should be put into proportion.  I like the way you used the illustration of the tooth brush and the dry rot.  I think there has to be a balance between those things that are beyond normal wear and tear for the home, structural deficiencies ... an more minor types of things.

Mar 31, 2009 04:17 PM #2
Fred Carver Personal Real Estate Corporation
RE/MAX Camosun Victoria BC Real Estate - Victoria, BC
Accredited Real Estate Consultant

Hi Todd...Great Advice for Home Buyers. A Building inspection can be cheap insurance and eliminate a big Cost of damage or other problems caused by water,electrical or just old age or bad workmanship not found during the home purchase.

Great Post, thanks for sharing it with us all.

Mar 31, 2009 04:53 PM #3
Sasha Miletic - Windsor Real Estate
RE/MAX Preferred Realty Ltd. - Windsor, ON

Hi Todd, Good post. Thanks for sharing.

Best - Sash

Mar 31, 2009 09:15 PM #4
Respect Realty LLC
Respect Realty LLC - Milwaukie, OR
Brokers - Oregon / SW Washington Real Estate

Karen - I have seen to many people hurt because they listened to their agent and they didn't get the home inspection. Then when I sell their home, because their agent is no longer in the business, they have to pay for those repairs.

Joan - There is a big difference between normal wear and tear and house falling down... The key is to show the buyer the difference.

Mar 31, 2009 10:18 PM #5
Respect Realty LLC
Respect Realty LLC - Milwaukie, OR
Brokers - Oregon / SW Washington Real Estate

Fred - I don't think even experienced home buyers realize what or how important a home inspection is and it is our jobs to make sure they take the steps to protect themselves.

Sash - Thanks for the comment and I really need to introduce you to TLW.

Mar 31, 2009 11:41 PM #6
"The Lovely Wife" (Broker Bryantnulls Wife) The One And Only TLW.
President-Tutas Towne Realty, Inc. - Kissimmee, FL


Very funny my friend :)


Apr 01, 2009 12:43 AM #7
Liz Loadholt
Liz Loadholt- AgentOwned Realty- Covering SC - Mount Pleasant, SC
Realtor--Broker-in-charge - Trainer--Relocation Director Covering SC

Todd --- great post, again.  When I read you post, I felt like it was me talking.  I say these things to my agent/owners.  This is great to have to teach new agents as well as for the first time home buyer. Thanks.

Mama Liz's Signature

Apr 01, 2009 01:49 AM #8
Respect Realty LLC
Respect Realty LLC - Milwaukie, OR
Brokers - Oregon / SW Washington Real Estate

TLW - I thought you would like that and I think you two should meet, Sash has a lot to learn from you.

Mama Liz - I would move to South Carolina, but I don't like heat or humidity and I understand you have both!

Apr 01, 2009 04:55 AM #9
Barb Szabo, CRS
RE/MAX Trinity Brecksville Ohio - Cleveland, OH
E-pro Realtor, Cleveland Ohio Homes

Todd, What you said can't be said enough. Some of my investors don't feel the need for an inspection but for the "ordinary buyer" it's a must.

Apr 01, 2009 07:44 AM #10
Respect Realty LLC
Respect Realty LLC - Milwaukie, OR
Brokers - Oregon / SW Washington Real Estate

Barb - I tell my investors to get them also, because if they want to make money, then they to be sure they aren't buying a lemon.

Apr 01, 2009 10:59 AM #11
Mesa, Arizona Real Estate Mesa Arizona Realtor
Homes Arizona Real Estate LLC - Mesa, AZ

Todd, great post - home inspections are a MUST - I love how your home inspector clarified what the mold was about. ;-)

Apr 01, 2009 11:01 AM #12
Terry & Bonnie Westbrook
Westbrook Realty Broker-Owner - Grand Rapids, MI
Westbrook Realty - Grand Rapids Forest Hills MI Re

A good inspector is worth their weight in gold even if the buyer finds little to be concerned about the inspection give great comfort that they made a good decision.

Apr 01, 2009 01:54 PM #13
Respect Realty LLC
Respect Realty LLC - Milwaukie, OR
Brokers - Oregon / SW Washington Real Estate

Teri - You have to or every sale would be a sale fail in the Pacific NW

Terry - So true, some inspectors look for faults others look for encouragement. These people love the home, help them love it more!

Apr 01, 2009 05:33 PM #14
Andrew Haslett
Van Warren Home Inspections, NAHI CRI - Fort Knox, KY
Heartland of Kentuckynulls, Best Home Inspector

Todd, any chance of working with buyers in Kentucky? I want more realtors like you!

Apr 07, 2009 06:02 AM #15
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