My board of Realtors' contracts automatically provide an inspection contingency. As a buyer, you are entitled to know exactly what you are getting for your money. Don't take for granted your Realtor can see ALL flaws and faults in a home. A professional home inspection is something you should be strongly urged to do whether you are buying an existing home or a brand new one. An inspection is an opportunity to have an expert look closely at the property you are purchasing and getting both an oral and written opinion as to its condition. When I show homes to my clients, I point out the good and the bad that I see. I have been along for dozens of home inspections and have learned many of the things to look out for. However, it is typical for home inspections to last 3 hours or more depending on home size and amenities. A Realtor does not have the time to look THAT in-depth at any home (and we also lack the "expert" tag of a licensed inspector).
Before the inspection, make certain that it be done by a member of a professional organization, such as ASHI (American Society of Home Inspection), NACHI or NAHI. Not only should you never skip the option of an inspection, but you should also make the time to go along with the inspector during inspection. This gives you a chance to ask questions about the property and get answers that are not biased in any way. The home inspector works for you and only you, as a buyer. He/she may be a referral from your Realtor, attorney, friend that wants you to be a neighbor, etc. but he/she is hired and paid by you and works only in your best interest. A real home inspector does not care whether or not you fulfill the purchase of the home- only that you know the exact state of the home and have an idea about the future maintenance of it.
In my first few yeas of selling real estate I've found that many Realtors are either confused by this process or fail to acknowledge how it is supposed to be. I have one favorite, "go-to" inspector that I refer above all others. He is a local man that works in tandem with his wife. He has three decades of experience in building homes, is an active ASHI member, and is best known as a "deal breaker".
WHY WOULD YOU USE THE DEAL BREAKER?!?!? ARE YOU CRAZY? DON'T YOU WANT TO MAKE MONEY?!?!
Of course I want to make money! I love selling real estate, but I'm not doing it for free. However, I have not yet, nor will I ever allow a buyer client of mine to purchase a home without knowing of its potential for fault. If a buyer chooses his/her/their own inspector or decides to not do one at all, it's his/her/their decision to make- they will have been briefed of the benefits to having an inspection and will be aware of the potential repercussions for not doing so.
I've been appalled by the number of Realtors I've encountered that will not refer him business and cringe when they find out he's who my client has chosen. This shows me one thing and one thing only- Agents like this do NOT have their client's best interest at hand; they are too concerned with their own!
While it's nice to have inspectors with great bedside manner, it's just not the way the cookie always crumbles. Just because an inspector tells you a doorknob is loose, doesn't mean you need a $20 credit or to back out of the deal. You just need 7 seconds and a proper screwdriver! I find that too many of the problems in translating inspection reports comes from scenarios in which the buyers (and often Realtor) do not attend. Of course there's going to be miscommunication at times like this! You're, as a buyer, getting a LONG report with tons of pictures and trying to make sense of it....had you and your Realtor attended and walked through the house together with the inspector, you would all be on the same page. While walking with inspectors, you are allowed (AND ENCOURAGED) to ask questions in regard to maintaining and repairing!! You cannot do this if you're at home in the air conditioning watching "your stories".
A Realtor also needs to be able to talk through the inspection report with his/her clients. It's part of our job- like it or not! After the inspection, I ask my clients if they feel that anything they viewed in the home should be brought to their attorney's attention for review. More often than not, I can eliminate any potential for "silliness". (Silliness is the buyer wanting credit for EVERY little thing an inspector may point out; loose this, wiggly that, etc.) If a furnace doesn't work and you're closing in mid-winter, it's understandable to want it to be repaired by a professional or replaced; that's not silly...that's why you get a home inspection!
If you're in the market to buy a house and you hire the best Realtor you can find, the best attorney and most reputable lender; why would you ever leave out the home inspector?!?!
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