This blog is mostly for Realtors to help them eliminate problems with negative inspections. However, this is a must read for inspectors, it will help you know where you stand.
I have been doing an unscientific poll, regarding what causes an inspection to adversely impact a sales transaction. This poll has given me some insight it how inspectors actually interact with agents and their clients. Unfortunately, my profession may be behind the times when it comes to understanding their place in real estate, and how badly they are at servicing it.
Eighteen years ago, when I started, the first thing a Home Inspection brochure stated was that a home purchase was the biggest investment we will make in our lives and that you need to have a home inspected to make sure it is a sound investment. While this is true, it is not what should be on the mind of the inspector. Home inspections now more than ever, are almost a given. You do not have to prove yourself necessary to your clients anymore. What you have to do, is spend all that time servicing your clients.
The top five complaints about home inspectors that I have found, are as follows. (this is from a mail survey of 500 Realtors nationwide, and an online survey here at active rain)
1. Inspector is an alarmist- the inspector makes every issue the end of the world.
2. Inspectors go beyond the scope of the Inspection - by making comments at the inspection on cosmetics or value of house
3. Inspectors can never admit they are wrong- even when they have several other inspector or contractors saying it
4. Inspectors are just trying to impress their clients - acting as if they are the only ones who can save their client from the big bad Realtor
5. Inspectors feel thay have to find something to validate the inspection - enough said
Whether or not these things actually occur (and I think they do, too often) is not the important issure. That this is the way that Realtors view us is the issue. Inspectors have to come out of the 1980's, we do not need to validate our profession. We do need to be professionals and service our clients.
Here are some things that Realtors can do to limit the negative impact some inspectors have on your transaction.
1. Interview Inspectors- Take a list of home inspectors, in your area, and sit down with them to find out how they do their inspections. Ask them questions like "How would you explain a cracked heat exchanger to your cleint? Now, don't get me wrong, you do not want someone to be a softy and downplay the severity. But you do want someone to explain it in common language that can help you service your client.
2. Setup your clients expectations - before you even give them a few name of good home inspectors, let your clients know what to expect. A person who understands that they are buying a used house will most likely be able to be dealt with. YOU CAN NOT ASSUME THEY KNOW THAT THE HOUSE IS USED! Some buyers, think that no matter how use the house, the amount of money they are paying should get them a house as good as new. It is paramount that you put the buyers and sellers perspective in line with reality
3. Never use softball inspectors- Nothing ruins your credibility than using someone who is going to say what you want to hear, not what is real. Your credibility is all you have, guard it like it is your life, because it is.
4. Be at the Inspection- Some Realtors believe that they are limiting their liability by not being at the inspection. This actually puts you at a big disadvantage. Many buyers will hear something completely different from what the inspector said. All of a sudden a ungrounded plug, becomes a complete rewire of the electrical system. By the agent being their, they hear what is actually being said. Also this is an excellent time for the agent to understand why, where, how and how much.
5. Be quick and Decisive- nothing is worse than have a lot of time to think about bad news. Understand that we are human and we do tend to dwell of the negative. As an example, an agent that refers me, will often have a draft of the response letter written prior even getting the report. While this is extreme, by being at the inspection, she can know what is wrong, go back to the office and have a response available for her clients an the day after the inspection. She has given the client time to read the report, but not too much time to dwell on the negative. Also they see something being done, they feel better, knowing that the agent is working for them.
By no means are my suggestions the end all be all of inspecting. They are common sense responses to negatives, that most really successful agents are already doing. By implementing these suggestions, you should be able to limit negative finding in inspection reports.
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