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Hire a good home inspector now, or an expensive contractor later.

By Andrea Swiedler

Real Estate Agent with Berkshire Hathaway HomeServices New England Properties Licensed in Connecticut

July 15, 2012 09:40 PM

Home inspections in real estate, how important are they? Litchfield County Real Estate information.

When purchasing a property for sale in Litchfield County, CT you need to hire a qualified home inspector with a good track record. End of story.

That includes resale homes and new construction. When you hire a home inspector for new construction, hire them early in the process so they can check the work as it is being done. And if you are worried that you might hurt the builders feelings or insult them, don't.

Why? Take a look and see.

What are you looking at here in this photo? Not enough stone around the drain pipe, which caused the pipe to fill up with mud and muck.(that new stone you see has been placed by the contractor repairing the foundation)

Litchfield County Real Estate
How about this one? Well, the rebar should have been in the middle of this concrete, not on the bottom. It cannot do its intended job like this. Rebar is meant to provide support to the concrete. It was just bending and moving around with the weight of the entire house on it.

New Milford CT real estate

And this? Notice there is no stone, no vapor barrier showing under the floor. Also note, the floor was poured in varying thicknesses. Combined with the drain issue, this was a certain recipe for disaster. Guess where the water from the faulty drain pipes was going? Right up through the floor.

Litchfield County Real Estate
You wonder how will you know if the home inspector is any good? Ask your agent. I know I have one or two on my "list". I am sure they would have found this issue. I saw the issue myself but didn't quite understand what I was looking at. Now I know exactly what I was looking at.... lots of dollars going out the window.

How do I know that these guys are good? They have found issues, they know what they are looking at. They know the difference between a simple fix or a massive issue. They have proved to me, time and time again they "know their stuff".

So, hire a good home inspector now or a very expensive contractor later. Your choice! But if you decide not to, this could be your new back yard!

Litchfield County Real Estate

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Eve Alexander

Buyers Broker of Florida - Tampa, FL

Exclusively Representing ONLY Tampa Home Buyers

Your pictures really make the message real...good job.

I had a buyer last month who wanted to hire someone from an ad because my recommended inspectors charged too much...buyers inspector was awful...and I said nothing.

Eve in Orlando

Jul 16, 2012 10:03 PM

Phil Leng

Retired - Kirkland, WA

Phil Leng - Retired

Hi Andrea,

A very compelling blog, with pictures to prove the point.

Congrats on the feature!

Phil

Jul 16, 2012 10:07 PM

Andrea Swiedler

Berkshire Hathaway HomeServices New England Properties - New Milford, CT

Realtor, Southern Litchfield County CT

Roger, there are true scenarios that I have in my repertoire.... and now I have this one. Thank you! I will try, but Tuesday is a hard day, lots going on here. Sounds like lots of fun!

Fred, it often comes back to haunt them. Not a good place to save a few bucks, that's for sure.

Bryan, I am amazed this house went through so many sales with no one catching it. I knew, and I am not a home inspector. There were signs that something was amiss. Thanks for the feature!

Nancy, and true...

Anna Banana, when I went in the basement I knew, I of course did not know the extent, but I knew something was off. If I knew, I expect anyone charging for a home inspection would know, but that couldn't have been the case.

Ed, as I said to Anna above, if I knew, I would expect it would have been found. And now, I know far more about foundations than I did a few months ago.....

Myrl, very sad, we do know our stuff, and a good inspector can save them from some serious money spent unnecessarily later.

Cheryl, you hit the nail right on the head!

Debbie, thank you. They can save quite a bit.

Pat, here, we always attend inspections with our buyers, the inspector does not have access to the lock box. But as you say, getting on my list is not an easy thing, getting off it, easy peasy!

The Christiansen Team, this is a perfect reason why. At one time this was new construction...

Rafi, if they buyer insists, how could they refuse?

Ginny, Uncle Sal... cousin Vinny, Aunt Betty's best friends son.... all the same. Not on my list....

Eve, scary isn't it?

Phil, thank you. It is bittersweet though, I wish I didn't have access to the photos, LOL. My life would have been much easier.

Jul 16, 2012 10:13 PM

Ron Dehler

Horizon Inspection Service, Inc. - South Fort Myers, FL

Andrea,

Great post. Great Photos. Home inspections are one of the cheapest services in a real estate transaction, but provide the client with the most education. So pay a good inspector now so you can make an educated decision.

Jul 16, 2012 10:21 PM

Donald Hester

NCW Home Inspections, LLC - Wenatchee, WA

NCW Home Inspections, LLC

Andrea, Great article.

I just did an inspection on a home for a client. The house had a pre-listing inspection. Unfortunately the pre-listing inspector I think was more in to getting a quick buck than doing a good job. I found water leaks in the foundation and roof that was causing deterioration of the sub-structure and finishes. The roofing was not installed correctly and was already lifting, holes/damaged shingles and poor flashing details that were leaking. As inspectors we all miss stuff but we should not be missing the big items such as this.

The seller was given a faulse sense of the condition of the home and now has to deal with these issues prior to closing that could of been dealt with much earlier with way less anxiety.

Jul 16, 2012 11:09 PM

Chris and Dick Dovorany

Homes for Sale in Naples, Bonita Springs and Estero, Florida - Naples, FL

Broker/Associate at Premiere Plus Realty

I agree, hire the best. However, I just recently learned that the inspector is NOT responsible for giving false or incomplete info. My customers knew the a/c was old but worked. Soon after closing no a/c. No problem, replace it BUT when removing the old a/c they found lots of MOLD and the a/c had not been opened to inspect because it was duct taped with the date in 2008 on the tape. Try to get the inspectors to at least help, no way. It was cooling at the time and thats all that counted.

Jul 16, 2012 11:24 PM

Marshall Brown

Mid America Inspection Services, LLC - Fargo, ND

BSEE, CHI

I may be a little biased but I do agree.

Jul 17, 2012 12:18 AM

Karen Steed

Tallapoosa, Bremen, Waco, Buchanan, Temple, Carrollton - Tallapoosa, GA

Associate Broker Haralson Realty

I so agree, because I am in a situation where we tried out a new home inspector, and now we are having to call in an electrican to correct an issue that the inspector said was no issue, before we can close. Closing will be delayed, and may not even occur, because of this oversight by the inspector.

Jul 17, 2012 12:22 AM

Mitch Muller - Charlotte NC Real Estate

ProStead Realty Charlotte, NC CRS SRES mitch@prostead.com - Charlotte, NC

Certified Residential Specialist

Great post Andrea! People often think I'm nuts for advising they get an inspection on new construction, until I tell them about some of the reports I've gotten back.

Jul 17, 2012 01:20 AM

John DL Arendsen

CREST "BACKYARD' HOMES, ON THE LEVEL General & Manufactured Home Contractor, TAG Real Estate Sales & Investments - Leucadia, CA

Crest Backyard Homes "ADU" dealer & RE Developer

Good post. I'd also make sure that you hire the right type of inspector for the structure you are inspecting. a home inspector does not a good manufactured home inspector make. Likwise with condo's, town homes, du, tri and quad plexes, etc. Just about everything has an area of specialization and expertise. Make sure you're stahing in your niche.

Jul 17, 2012 01:29 AM

Bob Crane

Woodland Management Service / Woodland Real Estate, KW Diversified - Stevens Point, WI

Forestland Experts! 715-204-9671

Scary pics Andrea, seems like these type of problems should have been caught by the building inspector, if they had a building permit.

Jul 17, 2012 04:17 AM

Bob Miller

Keller Williams Cornerstone Realty - Ocala, FL

The Ocala Dream Team

Hi Andrea, your headline and the photos say it all - pay me now or pay me later.

Jul 17, 2012 05:38 AM

Paddy Deighan MBA JD PhD

http://www.medicalandspaconsulting.com - Vail, CO

Paddy Deighan J.D. Ph.D

I have a saying that I have used in 25+ years as an attorney...I am a Fram Oil attorney..."you can pay me now, or pay me (a lot) later LOL

Jul 17, 2012 07:21 AM

Marnie Matarese

DWELL REAL ESTATE - Sarasota, FL

Showing you the best of Sarasota!

A good home inspector is the key to every successful transaction. I cringe as the seller's agent when they find issues but am glad to know about them and get them resolved. I want the inspector to be as detailed on my seller's home as he is on any I am using him for as a buyer's agent. If it's broken, fix it and fix it correctly the first time or you will have it coming back at you when you least expect it.

Jul 17, 2012 11:11 AM

Jon Quist

REALTY EXECUTIVES ARIZONA TERRITORY - Tucson, AZ

Tucson's BUYERS ONLY Realtor since 1996

I don't care where you are or how much or how new the house is, get a good inspector. Don't talk to Sellers agents, they want a weak inspector. They sure don't much like the guys I use, that's for sure. Call a strong buyer's agent for a good referral.

Jul 17, 2012 02:25 PM

Gene Riemenschneider

Home Point Real Estate - Brentwood, CA

Turning Houses into Homes

So true. There is a lot that can go wrong with new construction. Always get a Home Inspection..

Jul 17, 2012 02:30 PM

DeeDee Riley

Lyon Real Estate - El Dorado Hills CA - El Dorado Hills, CA

Realtor - El Dorado Hills & the Surrounding Areas

Andrea,

I could't agree more with you! I love the home inspector that I like to use. He's thorough and explains the fix lots of times so the buyer will know whether to ask for it as a repair item or to just deal with it when they get into the home.

Jul 17, 2012 04:28 PM

Evelyn Kennedy

Alain Pinel Realtors - Alameda, CA

Alameda, Real Estate, Alameda, CA

Andrea:

I would never have considered hiring a property inspector for new construction. Wow, your pictures and post have opened my eyes. Stupid me, I thought contractors knew what they were doing. Guess not.

Jul 19, 2012 02:34 AM

Gail Robinson

William Raveis Real Estate - Southport, CT

CRS, GRI, e-PRO Fairfield County, CT

Andrea - I had a client who was buying a new construction condo and didn't think it was necessary to have a home inspection, but I convinced him and the repairs that the builder had to make more than compensated for the cost of the inspection.

Jul 23, 2012 09:55 PM

Hella Mitschke Rothwell

(831) 626-4000 - Honolulu, HI

Hawaii & California Real Estate Broker

Andrea: In Del Norte County California you need a home inspector who knows which developer built which house. And these inspectors know the foibles, shall we call them, of each developer/builder.

Jul 24, 2012 06:00 PM

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Andrea Swiedler

Realtor, Southern Litchfield County CT

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Licensed in Connecticut.

Real estate and local area information for Southern Litchfield County CT. I assist buyers and sellers in New Milford, Bridgewater, Roxbury, Washington, Warren, Kent & Sherman.

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