Misconceptions About Home Inspectors

Home Inspector with Selman Home Inspections, Inc. 10299

Misconceptions About Home Inspectors

Home Inspectors are worth our fee. Realtors charge 6% or more of the property sale price as their commission. 6% of $150,000 is $9,000. That is a significant amount to add to a buyers mortgage. The Home Inspection fee should be between $275 and $550 depending on the square footage and the number of additional inspected items needed such as wood destroying insect reports or septic system inspections. In addition, a home inspection is a real estate agents best defense against complaints or litigation. (Read about how to limit Agent liability) Professional Home Inspectors limit the liability of the agent.

I always recommend that the real estate agent attend at least a portion of the home inspection. Many real estate agents have been advised never to attend a home inspection, allegedly by real estate attorneys. Agents who say that they have received such advice are never able to articulate its rationale. You are not any less likely to be named in a suit by hiding during the inspection and the reasons for attending the inspection are quite compelling. First, your presence is a clear indication of your professionalism and concern for your client’s interests, two factors well-known to encourage referrals. Secondly, it affords a very good opportunity to refocus your client’s attention to the limited nature of the inspection. For example, you could note the numerous obstacles, such as furniture, carpets and appliances that can obviously inhibit the inspector’s ability to see certain areas of the home. Finally, should this transaction come to grief, your interests are usually perfectly aligned with the inspector’s and your recollection of such limiting factors would provide powerful corroboration of the exonerating reasons that a defect was not discovered during an inspection.

Buyers, Sellers and Agents think they know enough about a property to forgo a home inspection. People that buy or sell real estate without getting a Professional Home Inspection experience more system failures, maintenance expenses and buyers remorse than people who hire a Professional Home Inspector. The inspector you choose should be trained to identify defects in over 500 individual items and the most important systems of a house. Without a Professional Home Inspection, the buyer could face major expenses from failed components after moving in. Smart home buyers and sellers who want to protect their investment hire a Professional Home Inspector to perform a home inspection to identify potential problems and recommend solutions before things go wrong.

A Home Inspection is not a "pass or fail" report. Keep in mind that no home is perfect, not even a brand new house. Professional Home Inspectors evaluate each property against the Texas Standards of Practice and today's local building codes. Home Inspectors are not code enforcement and an inspection is not a pass or fail report. It is an evaluation of the property condition at the time of the report which simply identifies deficiencies against "perfect" standards. Report findings are useful in the buying and selling decisions and for understanding what action, if any, should be taken once a property is purchased.

Home Inspections are no longer just for the buyer. Real estate sales deals fall through simply because the seller did not get a professional Seller Home Inspection to evaluate the condition of their house before putting it on the market. Eventually, potential buyers are going to hire a Professional Home Inspector. The home seller may as well know what an inspector is going to reveal and correct any possible issues in advance. The advantages of a Seller Home Inspection are numerous. Consider the following:


  • Marketing advantage, including listing and yard signs as "Move In Certified".
  • listing advantage that makes a sellers property stand out from thousands of others.
  • See the sellers real estate through the eyes of a critical third-party.
  • Seller home inspections assist in realistic pricing.
  • Make repairs ahead of time so that defects won't become negotiating stumbling blocks later.
  • Encourage the buyer to waive contingencies, even another home inspection.
  • It may alert you of items of immediate personal concern.
  • Relieve buyer concerns and suspicions.
  • Reduces the Realtor and home owner liability by adding professional supporting documentation to your disclosure statement.
  • The report can help the seller substantiate a higher asking price if problems don't exist or have been corrected.
  • Alerts you to immediate safety issues before agents and visitors tour your home.
  • Sellers can use the report to communicate to contractors the nature of the defect(s), to obtain estimates for repair or to arrange for repairs or replacements.
  • A seller inspection lightens negotiations and 11th-hour renegotiations.
  • A seller inspection is the ultimate gesture in forthrightness on the part of the seller.


Real estate agents who recommend seller home inspections are regarded as true professionals leaving nothing to chance.

Not all Home Inspectors are the same. Home inspection companies differ in price, warranty offers and even the services they offer. Quality Professional Home Inspection companies like Selman Home Inspection offer competitive pricing, a Free Home Inspection Warranty and a complete range of home inspection services. Professional Home Inspection companies not only provide the home inspection report, they should also be certified to perform septic system inspections and have on hand someone to perform wood destroying insect inspections. The Professional Home Inspector you choose should also be able to provide onsite reports at the time of the inspection.

Professional Home Inspectors should not have the intent to "kill the deal". Nor should we write "soft" reports just to ensure that a real estate agent will refer us again. Our purpose is to protect our client. Our client is ultimately the person who hires us as a Professional Home Inspector to protect their interest in a property and the safety of their family. It is our job to perform a complete and thorough home inspection and to identify deficiencies a property may have with respect to the Texas Standards of Practice and local building codes. Then, to write a concise, easy to understand home inspection report based on the findings. It is up to the buyer, seller or real estate professional to make smart choices based on a Professional Home Inspection by a certified, licensed inspector.

Dallas Home Inspection

Posted by

David Selman
Certified Master Home Inspector
Lic.# 10299
WDI #660910
FHA/HUD # F537 
Septic Cert #113423
Phone: 469-371-3228 
Email: david@SelmanHomeInspections.com

"Accurate Investment Protection You Can Trust"


Dallas Home Inspection



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Larry Lawfer
YourStories Realty Group powered by Castles Unlimited® - Newton, MA
"I listen for a living." It's all about you.

Good post David, but I wonder how many agents you lost in your first sentence? While you state the truth with what commissions generally are, you know that there is no set fee, by law.  No need to throw the agents under the bus with your very compelling explanation of why home inspectors are worth every cent they are paid.  I always attend the inspection.  I love hearing an inspectors view on the house, architecture, infrastructure, etc...It makes me a better agent, and besides I like inspectors they do real work that benefits the home and buyer.  Thanks for your informed insight.

Mar 29, 2010 02:33 PM #1
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David Selman

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