Taking The Stress Out Of Home Inspections

Real Estate Agent with Howard Hanna Real Estate Services

The home inspection in an important step of the buying process and will often make or break a sale. Today we will share some thoughts that will hopefully put things into perspective and help guide you through it.

First and foremost, we highly recommend all buyers have a home inspected by a professional. That being said, we caution buyers to have realistic expectations on what they are looking to accomplish here.the home inspection process

The past few years have seen the inspection process turn into round two of negotiations. Buyers have gotten a little out of control and seem to be asking for sellers to fix everything under the sun, even things they were aware of when they walked through the home ( broken outlet cover, rip in screen door, etc...).

In turn, sellers have become defensive and annoyed as they respond to a laundry list of what they think are unreasonable requests. So why have things gotten so out of hand?


In addition to unrealistic expectations, we feel that emotions also play a major role here.

Think about it, the inspection period occurs when buyers' emotions are at a heightened state. Sure, they are initially exited about their new home. After a few days pass however, additional feelings start to creep in such as nervousness, anxiety, and sometimes even buyer's remorse ( did we pay too much, is this really the right house...). These are totally natural feelings that all buyers experience. If not handled properly though things tend to get magnified and out of hand fast.

Instead of focusing on the really important things, such as health and safety issues, buyers are too often getting bogged down on really minor items. Some are even asking for upgrades to items that are working properly. This part of the process can end up becoming more drawn out than the original negotiations.



We communicate three things to our buyers:

1.  Offer A Price Based On What You See And Know - If you are aware that there is a cracked window, or that the roof is 24 years old, build those items into the price. Don't wait until it shows up on the inspection report and then use it as a way to re-negotiate a better price. This is a little disingenuous to the negotiation process.

2.  Respond Quickly - Once the inspection report is received, get back to the seller as soon as possible. Although the standard contract will typically give you a certain number of days to respond to the seller ( in Ohio it is 3 days ), dragging out the process may do more harm than good. If you really want the sellers to do something, making them wait on pins and needles for days on end is not always the best way to get their cooperation.

3. Focus On The Big Picture - Don't let pettiness and emotions get in the way of what you really want ---the home. Remaining calm and focusing on the big picture will often get you through it. That, and the help of a skilled real estate agent.

The home inspection process is where many deals fall apart. Stay focused and try not to let your emotions get the best of you, otherwise be prepared for a lot of antacid and sleepless nights.


If you liked this post, please subscribe to our blog. We always appreciate having new readers and more importantly, enjoy making new friends.


Here are some of our others posts that may interest you as well:

One Question That You Absolutely Must Ask Your Clients

5 Reasons Why Using A Local Agent Is Better

Cool Virtual Tool To Help Pick Out Paint Color

Is Social Media Killing Confidentiality?

Real Estate Agents Are Not Just Door Openers



About The Authors:

Dan and Amy Schuman are agents with Howard Hanna, the area's largest real estate company. They live in Solon Ohio and specialize in Cleveland Luxury Homes, working with buyers relocating to Cleveland, and first-time buyers.




Subscribe via RSS! Follow Me On Twitter! Follow Us On Facebook! Follow Us On Linkedin! Subscribe To Our Youtube Channel!


Taking The Stress Out Of Home Inspections is the property of The Schuman Team and may not be duplicated or used without their written consent. ©April 2012



Re-Blogged 1 time:

Re-Blogged By Re-Blogged At
  1. Diane Daley 05/19/2012 08:57 AM
Home Buying
Ohio Active Rainers
Cuyahoga County Ohio Real Estate
Cleveland Ohio Real Estate
buying a home
home inspections
home inspection process

Spam prevention
Show All Comments
Clint Mckie
Desert Sun Home, commercial Inspections - Carlsbad, NM
Desert Sun Home, Comm. Inspection 1-575-706-5586

Hi Dan and Amy,

As an inspector, when ever I am inspecting a home, I always tell the buyers that they are buying a "used home" every single thing will not be exactly right. Don't ask for the moon when you negotiate with the seller.

Me, I don't have a vested interest if the home sells or not.

That's why I can remain unobjective as to what needs to be a priority and what the home buyer can live with.

Good post.

Best, Clint mcKie

Apr 12, 2012 09:46 PM #1
JOSH EVANS *JoshEvansHomes 516-655-5000
Village Properties of Mineola, LLC - Mineola, NY
Great blog and great job. Keep up the good work and good luck to you this year. Thanks.
Apr 12, 2012 09:58 PM #2
James Quarello
JRV Home Inspection Services, LLC - Wallingford, CT
Connecticut Home Inspector

Surprisingly you did not mention the quality of the home inspector. I admire your fairness, but realistically, like real estate agents, not all inspectors are equal. I explain to the buyers about all issues great and small, putting them into perspective. A cracked window is not desirable, but electrical issues are of course far more serious. Like Clint said, people are buying a used house, they all come with blemishes. 

Apr 12, 2012 10:00 PM #3
Edward Gilmartin
CRE - Boston, MA

It is a good idea to tell the buyer what to expect during a home inspection. Tell them you have been few a lot and prepare to be scared but not to panic.

Apr 12, 2012 10:04 PM #4
Dan and Amy Schuman
Howard Hanna Real Estate Services - Solon, OH
Luxury Home Specialists

Clint - Makes a lot of sense. Sometimes buyers quickly forget that they are buying a used home and have to be realistic.

Josh - Thank you so much for reading and commenting. Best to you as well.

James - You are right, it does depend on the quality of the inspector. It certainly does help from our perspective when an inspector has a good bedside manner. I had a listing recently where the inspector told the buyer that he should ask the seller to fix everything on the list and the buyer's own agent interjected and quickly corrected him. Having the inspectors interject their personal thoughts certainly doesn't help the cause.

Edward - Good advice. Calm heads prevail during what can be a stressful part of the process.

Apr 13, 2012 06:26 AM #5
David Artigliere
Reading, Pottstown, Norristown, Philadelphia - Collegeville, PA
ARTI Home Inspections, ASHI Certified Home Inspect

Dan & Amy,

This is great advice for buyers.  You are right- this is an emotional time for buyers and if they focus on the big picture, they are better off.  Something I do is summarize the material defects for them on a summary page... that way, all the nit-picky stuff stays in the main part of the report, and they can focus on those few things that might really matter.

Apr 19, 2012 02:30 AM #6
Diane Daley
Caron's Gateway Real Estate - Northumberland, NH

Well done, you hit the nail on the head with this post.  Agents could curb the inspection second round with a little education/communication.

May 19, 2012 08:52 AM #7
Winston Heverly
Winston Realty, Inc. - Atlantis, FL

With the amount of short-sale damage, along with REO properties, the real seller is the last in line that will gwt the blunt of the inspection process. It really has become a no win if they want to sell their home despite the fact it is an AS-Is contract they signed.

May 19, 2012 09:10 AM #8
Dan and Amy Schuman
Howard Hanna Real Estate Services - Solon, OH
Luxury Home Specialists

David - Makes a lot of sense to have a summary page, I know I appreciate it on my end and am sure buyers do as well.

Caron's - Thank you for reading and your comments. Buyer's agents should take more responsibility for educating their clients.

Winston - That's pretty much the reality in a buyer's market.


May 20, 2012 10:06 AM #9
Show All Comments

What's the reason you're reporting this blog entry?

Are you sure you want to report this blog entry as spam?


Dan and Amy Schuman

Luxury Home Specialists
Ask Us A Question
Spam prevention

Additional Information