Home Inspection Timing

Real Estate Agent with Lake and Lodge Realty LLC

Several of my favorite posts on Active Rain are from home inspectors. Buyers love them, Sellers hate them and agents don't always recommend them in fear of losing a deal. My thoughts are why would you not want to lose the deal if something were wrong rather than wait to get sued down the road? That got me thinking about the timing of the home inspection. Almost every house sold is going to have an inspection so why not get one before it sells? Matter of fact why not get one for your home whether it is for sale or not? How much extended damage could have been an easy repair had the seller did a home inspection as part of his/her routine maintenance? Today's post by Clint McKie had damage to a chimney cap that if caught soon enough could be relatively easy fix for little or no money but left unchecked could be in the thousands of dollars in damage. Today's post by Jay Markanich talks of a loose toilet that if fixed right away would be pretty cheap but left alone could run into the thousands in damage. If either of these people would have done inspections prior to listing their home they would have had everything repaired and the house ready for sale as well as cutting the repair dollars to a minimum. Home Inspection Timing is critical for sellers wanting a smooth transaction. So don't wait to sell your home to get one, do it today as part of your routine maintenance. Best of luck in all you do and thanks for reading.

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As always if you think the Big Rapids area is a place you would like to live give us a call (231) 796-5253 or check out either link below and we will help you find a house so the Big Rapids area can be your home too. Thanks for reading. 

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Randy Ostrander
Lake and Lodge Realty
107 N. Michigan Suite B
Big Rapids, MI 49307
(231) 796-5253


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  1. Lenn Harley 07/29/2012 11:50 PM
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Vince Chinell
VICO Home Inspection - Branson, MO


Internachi addresses those same issues for their home inspectors with classes and training materials for them as well.  Most Internachi inspectors are trained for "move in certified", an early inspection program before the sale and yearly maintenance programs are offered to our customers. These preventive and early inspections are rarely useed in most areas.  The programs are avaiable but the demand for these services is very low.  And the education process continues with Realtors like yourself. Thanks for your comments for others to consider. 

Jul 29, 2012 11:55 PM #1
Clint Mckie
Desert Sun Home, commercial Inspections - Carlsbad, NM
Desert Sun Home, Comm. Inspection 1-575-706-5586

Hi Randy,

Thanks for the shout out. I have been saying this for years. If the owners get a home check up inspection, then if and when they want to sell the home. All the issues that were found in the inspection would have been repaired and there would be nothing to be an issue for the buyers inspector to find.

Thank you again for putting the word out there.

Have a good Day in Big Rapids, Michigan.

Best, Clint McKie

Jul 29, 2012 11:57 PM #2
Shannon Milligan, Richmond VA Real Estate Agent/Associate Broker
RVA Home Team - Richmond, VA
RVA Home Team - Winning with Integrity.

I recommend a pre-listing inspection and agree that home inspections could and should be utilized as a maintenance tool for home owners. Just as we have our radon system checked every two years, a home inspection every so often (5 years?) would be great.

Jul 30, 2012 12:07 AM #3
Hella Mitschke Rothwell
(831) 626-4000 - Honolulu, HI
Hawaii & California Real Estate Broker

Randy: Maybe sellers are afraid of what they will find? Maybe sellers think that buyers will pay for it? Maybe sellers think that buyers will have fallen in love with the house and will take it regardless of problems? Mostly sellers these days are in a crunch and don't want the expense, at least not before there is a buyer on the horizon? And in that case, they probably don't want to go to the expense of fixing anything either although that might be to their advantage. Me? I think they are great because you know what you are dealing with. I always recommend them.

Jul 30, 2012 12:31 AM #4
Wallace S. Gibson, CPM
Gibson Management Group, Ltd. - Charlottesville, VA

So far, this AM.....

I have a toilet leak that resident moving in alerted me to - my plumber was there in 15 minutes and I have already alerted my carpet cleaner to bring fans and extract carpet...tenant will have 2X cleaned carpet when he moves in on Wed.

Repairs and maintenance HAPPEN...unfortunately, many DIY landlords do not have the resources to address these responsibly so they do not get attention when it is NEEDED!


Jul 30, 2012 12:45 AM #5
Sandy Acevedo
951-290-8588 - Chino Hills, CA
RE/MAX Masters, Inland Empire Homes for Sale

Hi Randy, I agree pre-listing inspections are definitely a good idea if the client has enough equity to afford it. But then you might be obligated to share it with the future buyer even if you have fixed everything.

Jul 30, 2012 12:48 AM #6
Randy Ostrander
Lake and Lodge Realty LLC - Big Rapids, MI
Real Estate Broker, Serving Big Rapids and West Central MI

Vince: Training is key to a great inspector. Love the idea of an early inspection.

Clint: I am a big fan of you guys who shine the light on issues before they become My client's problem.

Shannon: I love the idea of pre-list inspection and think 5 years would be a great time lapse for inspections

Hella: If the sellers would do a pre-list inspection they would have nothing to be afraid of as they would know what needs tending to but I agree that is a stopper for them.

Wallace: I am a huge fan of your blog. It is sad but true some landlords can't afford to preventive maintenance.

Sandy: I would think a pre-list inspection would benefit the sellers even if their house didn't sell as it might save them huge monies in down the road repairs. I would think if repairs had been made it wouldn't be an issue sharing with buyers.

Jul 30, 2012 12:58 AM #7
Randy Ostrander
Lake and Lodge Realty LLC - Big Rapids, MI
Real Estate Broker, Serving Big Rapids and West Central MI

Marion: Maybe you should go to that site and stop spamming our posts. Disappointed you are even allowed to read our blogs.

Jul 30, 2012 01:01 AM #8
Myrl Jeffcoat
GreatWest Realty - Sacramento, CA
Greater Sacramento Real Estate Agent

I am a strong recommender of home inspections.  I would far rather lose a sale to something disclosed during an inspection, than learn of it shortly after escrow, when it can become a much larger problem!  And for the seller willing to do a pre-inspection, it can provide an early start to getting a handle on issues, which could be a problem later.  It also makes listing/sale price a more genuine value.

Jul 30, 2012 01:51 AM #9
Randy Ostrander
Lake and Lodge Realty LLC - Big Rapids, MI
Real Estate Broker, Serving Big Rapids and West Central MI

Myrl: Thanks for stopping by. I 1000% agree on rather losing a sale than finding out later and possibly getting sued.

Jul 30, 2012 01:55 AM #10
Charles Buell
Charles Buell Inspections Inc. - Seattle, WA
Seattle Home Inspector

Randy, my post today was about getting these pre-listing inspections done as well.  I think they could become a huge part of the sales process in the future.

Jul 30, 2012 04:08 AM #11
Charita Cadenhead
Keller Williams Realty - Birmingham, AL
Serving Jefferson and Shelby Counties (Alabama)

Randy I think a periodic home inspection is a good idea.  I purchased my house without one (I should know better), but I'm an investor as well so I take risk that the average buyer wouldn't.

Jul 30, 2012 05:10 AM #12
Rob Ernst
Certified Structure Inspector - Reno, NV
Reno, NV-775-410-4286 Inspector & Energy Auditor

I don't understand why people don't get regular maintenance inspections. A nice independent evaluation by someone that has no interest in finding something wrong is a good idea. Some sellers are amazed at the condition of the house they are selling but they never have anyone look at it so whats the surprise?

Jul 30, 2012 12:25 PM #13
Kwee Huset
Kwee Huset Realty - Venice, FL
Venice Florida Homes For Sale

Hi Randy, congratulations on your FEATURED post.  Inspections are strongly recommended for buyers to avoid any unknown major repairs after closing. 

Aug 02, 2012 12:22 PM #14
Teral McDowell
Referral Patners LLC - Murphy, TX

Hi Randy, locally I haven't seen much benefit to the preinspection for the seller. Buyers don't trust them. So, unless the sellers suspect an issue or request which they do sometimes, I'm not sold on them. Congrats on the Feature.

Aug 08, 2012 02:03 AM #15
Nick T Pappas
Assoc. Broker/Broker ABR, CRS, SFR, e-Pro, @Homes Realty Group, @HomesBirmingham & Providence Property Mgmnt, LLC Hun... - Huntsville, AL
Madison & Huntsville Alabama Real Estate Resource
Randy, I think it's probably a money issue why sellers don't get their homes inspected...probably hoping the buyer won't ask for every defect found...maybe the buyers inspector will find something the first inspector didn't...who knows. I do think it's a good idea having it done first.
Aug 09, 2012 01:13 PM #16
Cheryl Ritchie
RE/MAX Leading Edge www.GoldenResults.com - Huntingtown, MD
Southern Maryland 301-980-7566
I might create a blog post about this, too. I am a huge advocate of this! Great point!
Sep 23, 2012 11:31 PM #17
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Randy Ostrander

Real Estate Broker, Serving Big Rapids and West Central MI
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