Multiple Inspections on the Same Home

Charita, many years ago I had a listing where the Inspection Company was the same but different inspector and the buyers paid full price. We gave the report to the buyer before the inspection (during the negotiations) and they knew that it was the same company. Interestingly the new inspector found other items in addition to the previous inspector's report which the buyers gave him...

Charita, that is a very good question, and I have never come across this yet either!    I put a call into my tired and true home inspector to see what he has to say and will get back to you.

Charita, I think my inspector did think that too, as there was MUCH more in his response, but here is a cut and paste of his first (and most important) part of his answer.

"I would not be disclosing anything from the first inspection. Prior to doing any inspection I have my clients sign an inspection agreement. Part of the agreement includes me not discussing or sharing the report with anyone other than that client without the clients written approval."

I have to agree there are things that do change in a home, and could have different items come up on the second inspection.

It seems that Joan's answer from her inspector is a good one for another post we were discussing earlier.  I do wonder if inspectors have a "disclosure" requirement if something came up on the first inpsection that wasn't dealt with and now they are inspecting again.  It's too bad many inspectors didn't weigh in.  I think I will direct an AR member here to your post that is an inspector to see what he has to say.  

Good questions.

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Hi CHarita  - I always thought that the inspection belonged to the buyer and could not be resold unless with the written permission of the buyer... SO, if buyer number 2 wants the home.. I would rather feel that there should be disclosure by the inspection company that they had already inspected the home... and then either approach the first buyers for permission for their resale (no the isnpector's resale), or suggest the buyers go to another inspection company...  Just my 2 cents.

Charita I have had experience where the inspector offered the inspection at a discount with the permission of the previous client.   Most buys opt to have their own inspection and it is amazing how often something important was missed during the previous inspection.

So far I haven't had to deal with this.  I would think each inspection would bring a different set of to do's. 

I've never had this situation come up but when I asked a home inspector I work with, he said that even if he had already inspected a home he would come out and do the same process he did the first time.  The point is that an inspection done a week after another on the same house could be different if the owner did something.

I am not a home inspector, but you pose an interesting question. Of course over time and depending on current owners, the situation with a particular house can change and perhaps the Home Inspector truly earns whatever he/she receives for the job.