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Is There Any Value In A Home Inspection?

By
Real Estate Agent with Ken Doss Realty Inc.

Some of my clients ask the question, "Robert, should I have this house inspected prior to the purchase?" And nearly 99% of the time, I answer "yes".  During the home purchasing process, the buyer is given an option to have the house inspected by a professional inspector. In most cases, the buyer is given 10 days from the signing of the purchase agreement to inspect a home. Many times the prospective buyer will forgo the inspection to save the approximately $300 fee charged by most inspectors.  Moreover, the owner reserves a right to not correct the items found in an inspection, thereby making the potential buyer leery of paying the $300 fee. 

There are some horror stories associated with home buyers who relinquished the right to have the inspection conducted.  A couple recently purchased a house and chose not to have it professionally inspected.  One week later, after moving in, they began to experience drainage problems underneath the slab.  A simple inspection of the water drainage system would have revealed the problem.  Fortunately, in this case, the sellers were willing to correct the problem. The repairs cost approximately $2500.  A potential for a lawsuit was looming had not the sellers agreed to fix the problem.  I have witnessed inspectors finding electrical problems, appliances that do not work, as well as faulty light fixtures. 

In most cases, the sellers are willing to correct problems prior to the close of the sale.  So, I strongly urge that the buyers have an inspection conducted, especially for older homes (those built in the early seventies).  Many of these homes have drainage systems constructed with cast iron piping which could deteriorate over time.  Even if the owners elect not to make the repairs, the contract allows a buyer to opt out of the purchase of the house.  Remember $300 dollars is a small price to pay to avoid the pitfalls of later discovering hidden defects.

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Roland Woodworth
Blue Cord Realty - Clarksville, TN
Benchmark Realty

I recommend EVERY buyer to get a home inspection. If someone were to say a home inspection was not needed and then the buyer sound massive damage... Hmmm... I would not want to be the Realtor that said a home is spection was not needed. So.. Always recommend a home inspection.. this is great advise

Aug 16, 2009 04:34 PM
Harold "Hal" Place
A1 Connection Realty, Inc. - Sun City Center, FL

We encourage every buyer to have a home inspection. We also suggest the seller, during our listing presentation, have a pre-listing inspection done. Often times, the buyer feels more comfortable and willing to put an offer in knowing the home is in good repair.

Aug 17, 2009 12:38 AM
Chip Jefferson
Gibbs Realty and Auction Company - Columbia, SC

I have a waiver form for the hard headed know it all buyer. I advise 100% of my clients that this is a area you don't want to skip.

Aug 17, 2009 12:42 AM
Joe Pryor
The Virtual Real Estate Team - Oklahoma City, OK
REALTOR® - Oklahoma Investment Properties

You state the obvious. Even with new houses we recommend inspections. In as is short sales and REO's we still subject to inspection. I also like to keep from getting sued, so if they are that stupid to not get an inspection, I get them to sign a waiver saying I strongly recommended it. 

Aug 17, 2009 01:52 AM
Phil Anderson
Principal Broker & Owner of New Portland Home - Portland, OR

Hi Jim.

Au contraire....The seller's ignorance IS the one and only excuse for not disclosing (unknown) flaws in the condition of a home being sold.  That is why our contracts put the onus on the BUYER, not the seller, to have the property inspected by any reasonable means they deem necessary and satisfy themselves as to the condition of the property. 

The court case you mention sounds more like the seller and their listing agent KNEW there was a flaw in the condition of the property, but did not disclose it.  Either that or something much more than you are remembering.  IMHO.

Aug 17, 2009 02:21 AM
Gary L. Waters Broker Associate, Bucci Realty
Bucci Realty, Inc. - Melbourne, FL
Eighteen Years Experience in Brevard County

I always recommend an inspection be done. It is a small price to pay and can save lots of heartache. Excellent post.

Aug 17, 2009 02:51 AM
Bill Blair
Coldwell Banker Realty - Covington, GA
Covington Georgia Realtor Covington Living Homes

Robert... I agree with you totally.  I always strongly suggest that my buyers have an inspection done, whether or not the seller is providing a warranty.  I believe it's the very best $250-$300 they can ever spend, especially if they use a good inspector.  I'll continue to recommend it, even though I have had inspections - and inspectors - who killed deals for me.

Aug 17, 2009 08:31 AM
Esko Kiuru
Bethesda, MD

Robert,

The cost of a home inspection is money well spent. For older homes it's pretty much a must, but many new home buyers do it, too.

Aug 17, 2009 08:58 AM
Sandy McKee
Sunstreet Mortgage - Tucson, AZ

You hear horror stories of those people trying to save a few bucks, no doubt, money well spent!

Aug 17, 2009 10:42 AM
Anonymous
Erica Ramus;Sandy Mckee;Esko Kiuru;Bill Covington; Gary Watersl;

Erica:  I have one client/investor and he has the knowledge and the know how when it comes to repairing a home and what to look for.  He is an exception to the rule

Sandy and EskoYes it is money well spent.

Bill and Blair: I have not had a deal killed by an inspection, but it came close.  Both parties wanted the deal to badly.

Gary: Thanks for your comments

Phil: It did not go to court, but yes the sellers did know about the problem

 

Aug 18, 2009 02:03 AM
#40
Anonymous
Joe Pryor;Laura Jefferson;Harold Place;Roland Woodworth

Joe and Laura: I like the idea of getting the waiver.  I will employ this method also.  Thanks

Harold: In Louisiana we has a property disclosure form to be completed by the seller.

Roland: Thanks for responding.  The 1 percent that I do not recommend a professional inspector is for a client who buillds and basically inspects the house himself.  He could be classed as a professional inspector

Robert

 

Aug 18, 2009 02:11 AM
#41
Anonymous
Christine Donovan;Charles Buell

Christine: Thanks for responding.  They are cheap, however read Charles Buell response.

Charles: Great insight.  Because what you point out concerning an inspection not being a catch all is often times how an inspection is preceived by everyone.

Aug 18, 2009 02:18 AM
#42
Anonymous
Carla Muss;Judi Barrett;Barb Szabo;Jason Crouch;ChrisOlsen;Marie

Carla Muss: Thanks for responding.

Judi: I know your husband has seen a lot.

Barb Szabo: Amen Barb

Jason:Thanks for responding

Chris:Great job

Marie: Thanks for responding. 

Aug 18, 2009 02:18 PM
#43
Anonymous
Phil Anderson;Michael J. Perry;Wayne Gibson;Carol Pease; Deborah

Phil, Michael, Michelle, Carol Deborah, Wayne: Thank you for responding, your comments were great as with the rest.  The one percent of the time that I do not recommend a professional inspection is with one of my clients who is an investor with prior building experience.  He has incredible knowledge of what to look for as if he were a professional inspector.  Once he inspects a house for investment purposes, he immediately knows what it is going to cost to makerepairs and still make a profit. He makes most repairs himself.  Other than a person like him, I always recommend an inspection.  I also like the idea of a pre-inspection, something that I have not recommended to my clients, but I will start.  We complete a Property disclosure Form, based strictly on the sellers knowledge of their homes.

Robert

Aug 18, 2009 02:44 PM
#44
James Quarello
JRV Home Inspection Services, LLC - Wallingford, CT
Connecticut Home Inspector

There is no substitute for a good professional home inspection. I am quite frankly surprised at some of the agents buying properties with out inspections. You do not learn how to inspect a home by being around home inspectors. That's like me saying I know how to buy and sell homes because I am around real estate agents.

Here in CT I feel the sellers disclosure is a formality. If someone is sued over not disclosing a defect the plaintiff will have to prove that the seller had knowledge of the deficiency. Very difficult to accomplish.

Bottom line a home inspection by a good and knowledgeable home inspector is worth every dime spent.

Aug 21, 2009 12:13 AM
Anonymous
James quarello
James , Great analogy. Let the experts do their thing. Thanks for responding. Robert
Aug 21, 2009 01:27 AM
#46
Erby Crofutt
B4 U Close Home Inspections&Radon Testing (www.b4uclose.com) - Lexington, KY
The Central Kentucky Home Inspector, Lexington KY

Here's a funny for you.  Brand new $300,000 plus home.Cut I-Joist under whirlpool tub by Erby - The Central Kentucky Home Inspector 

Who'd care to guess what happens when the hydrotherapy massage tub (a large two person tub) is filled with water and two big butts.  Not to mention that the stand alone tiled shower was directly on the other side of the same I-Joist.

Then there's the I-Joist under the toilet!  Of course it usually only supports one large butt at a time.

Cut I-Joist under toilet by Erby - The Central Kentucky Home Inspector

 

 

 

 

 

 

 

 

 

Or who would care to guess how much it costs to fix both of these issues on an engineered system!

 Some builders have a quality control problem!

What kills me is the client who calls saying they think they need an inspection because, while their agent TOLD them they didn't need one, the agent then wanted them to sign a waiver saying the agent recommended the inspection.  Some folks are smarter than you think!

 

-

Aug 22, 2009 02:07 AM
Charles Stallions
Charles Stallions Real Estate Services - Pensacola, FL
850-476-4494 - Pensacola, Pace or Gulf Breeze, Fl.

I work with investors so on the buying side it is always as is, but we furnish one on the selling side. When I wasn't working with investors, someone has to get an inspection even if I bought it.

Aug 30, 2009 08:04 AM
Robert Snowden
Ken Doss Realty Inc. - Zachary, LA

Erby- Thanks for sharing the pictures. One would not think that such shabby work would be done on a house.

Charles- Thanks for responding.  Very good point.

Aug 30, 2009 03:38 PM
Bruce Breedlove
Avalon Inspection Services - Colorado Springs, CO

Erby,

Those cut TJIs are great examples of why a new home should be inspected.

By the way, did you also report that S trap in the top photo?

Oct 20, 2009 02:26 PM