Multiple Inspections on the Same Home

By
Real Estate Agent with Keller Williams Realty

Multiple Inspections on the Same Home

This post was inspired by a post by James Quarello Inspected Once, Twice, Three Times.  James was called uponHome Inspector to do a home inspection on a home that had already had multiple home inspections.  He found some issues that had appeared to be overlooked by previous inspectors and those oversights were the focus of his post.

But here's what I've always wondered: What happens if a prospective home buyer calls upon a home inspector that has already inspected the home?

  • Does the home inspector inspect the property again for the same fee even though he has already recently inspected it for a fee?
  • Does the home inspector decline to inspect the home because he has already inspected it recently for another prospective home buyer
  • Does the home inspector provide his previous findings to the new prospective buyer at a discounted rate, since a previous prospective buyer had already paid the full fee?

This is something I have always wondered about.   Oddly enough, I have never run across this nor been a part of any discussion that dealt with it.

What say you home inspectors?  What do you do?  Or has this ever happened to you or is it even likely to happen?

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Rainmaker
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Endre Barath, Jr.
Berkshire Hathaway HomeServices - Beverly Hills, CA
Realtor - Los Angeles Home Sales 310.486.1002

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...

Jun 26, 2012 02:03 PM #8
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Charita Cadenhead
Keller Williams Realty - Birmingham, AL
Serving Jefferson and Shelby Counties (Alabama)

Endre I am not surprised that they found some other items.  I know inspectors do a very good job overall.  But it's believeable that they could miss something.  I would hope that it wasn't a major oversight because that would be a bif problem.

Jun 27, 2012 12:15 AM #9
Rainmaker
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Joan Cox
House to Home, Inc. - Denver Real Estate - 720-231-6373 - Denver, CO
Denver Real Estate - Selling One Home at a Time

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.

Jun 29, 2012 07:54 AM #10
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Charita Cadenhead
Keller Williams Realty - Birmingham, AL
Serving Jefferson and Shelby Counties (Alabama)

Thanks Joan.  I hope you come back with an answer. I was hoping that more AR inspectors would weigh in on this.  I hope they didn't think this was some type of attack on them.

Jun 29, 2012 08:12 AM #11
Rainmaker
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Joan Cox
House to Home, Inc. - Denver Real Estate - 720-231-6373 - Denver, CO
Denver Real Estate - Selling One Home at a Time
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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.

 

Jun 29, 2012 01:17 PM #13
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Brenda Mullen
RE/MAX Access - Schertz, TX
Your San Antonio TX Real Estate Agent!!

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.

Jul 02, 2012 11:47 AM #14
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Charita Cadenhead
Keller Williams Realty - Birmingham, AL
Serving Jefferson and Shelby Counties (Alabama)

Joan I read your response the other day from my cell phone and forgot to respond once I got online.  What you inspector said makes sense, but would he say to the new buyer "I have recently inspected this home, I'll have to check with the previous buyer to see if it's okay to disclose or would he say, I have recently inspected this home but certainly there could have been things that have changed so another inspection may yield different results.

Brenda since we talk, the "disclosure" requirement has been lingering in my mind.  That's adds a ver interesting twist, particularly since you mentioned the stringent code that we abide by.

Jul 02, 2012 12:06 PM #15
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James A. Browning
Browning Real Estate School/REO Institute - International, IT
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Thank you for sharing your blog; we need Real estate Professionals to share their comments and information regarding their markets and experiences. Thanks again from beautiful Colorado

Please, check out our website for Real Estate Education Opportunities @ www.REOInstituteColorado.com for Continuing Education Courses.

Jul 05, 2012 02:43 AM #16
Anonymous
Jim Waddell

Our company does a lot of inspections in the Birmingham area and we see the same house over and over again. 

Of course every transaction is different but normally the first thing we do is to let the client know we have inspected the house before and offer them an updated verison if the house was inspected within a couple of weeks.  We also offer re inspecting the items we flagged and offer a discount.  We have in the past sold the inspection and passed the money back to prior client with everyone knowing.

We have to always remind ourselves that we represent the house as well as our past and present clients.

 

Jim

A B Home Inspections, Inc.

Jul 06, 2012 03:53 AM #17
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Charita Cadenhead
Keller Williams Realty - Birmingham, AL
Serving Jefferson and Shelby Counties (Alabama)

Thanks Jim for weighing in and you have answered my very specific questions.  I'm glad to have had an inspector respond firsthand.  One of the questions that I have buyers ask inspectors is if the inspectors will come back to see if requested repairs have been made (as part of the service and as part of the inspection fee).  It had not been my experience to have an inspection charge an additional fee for this, but I guess just like agents, everyone operates differently.

Jul 06, 2012 08:09 AM #18
Anonymous
Jim Waddell

Charita,

Great question about the re inspection fee. 

We have found that Real Estate Agents ask about the re inspections and not so much the clients themselves.

We only do about 2 re inspections a month.  Most of the time it isn't required because the repairs have been made by a professional who has issued paperwork and warranties.  On the reinspections we do we ask for the paperwork.  As home inspectors we can not warrant someone else's work. 

2 years ago we noticed other home inspectors in the Birmingham area were raising their fees and offering free re inspections.  We did not like that ideal and did not think it was fair to most of our regular clients.  That makes the question "How much for Free re inspection?"  Free should be free.

Newer inspectors will offer free re inspections with lower priced home inpsections but that is normally short lived.  

I think you are right on with the different agents and different inspectors doing different things at different times.  I think 10 years ago my answer might be different than today. 

 

Jim Waddell

www.abhomeinspections.com

 

Jul 07, 2012 12:30 AM #19
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Charita Cadenhead
Keller Williams Realty - Birmingham, AL
Serving Jefferson and Shelby Counties (Alabama)

Thanks Jim for coming back and following up.  I guess we can both agree that people run their businesses differently and there is no right or wrong way.  It's a choice people make.  By the way, keep a look out for an email from me inviting you to join Active Rain. Birmingham can use more members to contribute regularly so I hope you'll accept the invitation.

Jul 07, 2012 08:48 PM #20
Rainmaker
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Gay E. Rosen
Julia B. Fee Sotheby's International Realty - Larchmont, NY
As Real as Real Estate Gets!

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.

Jul 09, 2012 06:34 AM #21
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Jennifer Fivelsdal
JFIVE Home Realty LLC | 845-758-6842|162 Deer Run Rd Red Hook NY 12571 - Rhinebeck, NY
Mid Hudson Valley real estate connection

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.

Jul 09, 2012 03:17 PM #22
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Charita Cadenhead
Keller Williams Realty - Birmingham, AL
Serving Jefferson and Shelby Counties (Alabama)
Gay I keep hearing "with first buyers permission" and I wonder how buyers receive that request or how receptive they are. There just seems to be something unsettling about the system.
Jul 09, 2012 05:42 PM #23
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Charita Cadenhead
Keller Williams Realty - Birmingham, AL
Serving Jefferson and Shelby Counties (Alabama)
Jennifer I think a home cold be inspected 50 times and all 50 times, I suspect that something will be overlooked. EVERY time. And I don't mean that to be a discredit to the inspector.
Jul 09, 2012 05:44 PM #24
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John McCormack, CRS
Albuquerque Homes Realty - Albuquerque, NM
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So far I haven't had to deal with this.  I would think each inspection would bring a different set of to do's. 

Jul 09, 2012 10:25 PM #25
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Charita Cadenhead
Keller Williams Realty - Birmingham, AL
Serving Jefferson and Shelby Counties (Alabama)

Neither have I John and the more I think about it, the more I agree that new things can always pop up and even somethings that may have been overlooked before.

Jul 09, 2012 10:30 PM #26
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Bryan Robertson
Los Altos, CA

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.

Jul 12, 2012 05:54 AM #27
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David Burrows
Classic Realty - Fairfax, VA
No Pressure, Just Seriously Devoted to Real Estate

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.

Jul 16, 2012 08:59 PM #28
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Charita Cadenhead

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