Have you ever had to do major damage control after a home inspector blazed through a home and left the buyers stunned, overwhelmed, and ready to walk, and the sellers incensed, indignant, and not willing to negotiate anymore?
Being thorough, detailed and knowledgeable are great traits for an inspector, but as with many things in life, it's the presentation that sets the stage.
Just had an inspection where the inspector didn't even have both feet out of his truck before he made a negative comment about the house. So as agents, it's up to us to prepare buyers AND sellers for what to expect, before the inspection begins.
REPAIRS. Some inspectors make far too many comments about topics which belong in the REALTOR(R) realm instead, especially in the category of repairs. Many feel it's their duty to encourage buyers to ask for several items to be repaired. Most banks' answer NO, and most contracts are written AS IS. Review these details in the contract again before the inspection.
PERMITS. Seems like at least half the homes around here have had work done without permits. With VA buyers it's best to ask about this even before an offer is written. Many homes have permits for some items and not others. Buyers can check all this out for themselves at the local building/planning department. Many buyers are fearful that the "Permit Police" will come knocking at their door at some point in the future and demand exorbitant fees and/or an immediate tear-down. Knowing what the potential implications can be is very helpful to buyers.
CODE. Buyers become alarmed when inspectors point out repeatedly that this, that and the other are not up to code. What some fail to mention is that it's not up to TODAY'S code. It could have been fine when it was originally built or permitted.
COSMETICS. It's important for buyers to know going in what constitutes health and safety issues vs cosmetic repairs. Most private sellers are open to making some safety repairs, if only to protect themselves legally.
SELLERS, don't take it personally. An inspection is a written assessment of your home's condition, not a reflection of the wonderful years you spent there, and it's not meant to diminish the memories that were made there. The inspector was hired by the buyer to be their advocate and point out every last flaw.
BUYERS, no house is perfect, not even a new one. Expect things to be "wrong" and to need repair. This is your chance to step out of the emotional zone and high of selecting a home, and now view it from a clinical approach, and assess whether the needed repairs are financially prudent for you. Get more inspections if recommended or needed. There are expenses to buying a home, and a good home inspection upfront can save you thousands of dollars down the road.
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