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Inspection Objection Notice Pet Peeve!!

Real Estate Broker/Owner with Dan Hopper - Gold Way RE

November 11, 2012 01:33 AM

Inspection Objection Notice Pet Peeve!!

Westminster, CO - One of the elements of the inspection objection notice is providing that 'notice" to the seller on behalf of the buyer! It is a very important process and I always make sure that my Buyer is the one who defines what they want performed and the language of how it is to be performed, by the Seller.

I believe as a real estate professional, we ALL feel how important his process is.

I do have ONE PET PEEVE, as it pertains to this process!! What is it? It is the "Information" that is provided along with the Inspection Objection Notice process, and the manner of how it is disclosed.

We in Colorado have real estate commission approved forms to submit those objection requests from the Buyer to the Seller. Along with that form, we have the opportunity to provide any supporting documentation from the Inspector along with those items that are requested to be repaired / replaced.

My PET PEEVE is when a Buyer only asks for a handfull of items to be performed, and then the selling real estate agent / broker provides the WHOLE Inspection Report to me or my Seller.

I truley believe that this information is NOT necessary!! I do NOT want to know what this inspector discovered nor does MY Seller want to know if it is NOT part of the request of items that are objections.

Just provide those relevant pages as the supporting documents with the requests!!! If a Buyer hands in a "menu list" then maybe this home is NOT right for the buyer, then just terminate the contract and move on.

What are YOUR thoughts on this!! Do you WANT to know everything WRONG with the home, if this Buyer walks from the deal? Do you WANT your Seller to KNOW all of the wrong things, too??

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Thanks for reading this, Dan Hopper,

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Dan Hopper specializes in assisting home owners to avoid Foreclosure in Denver, Colorado. Denver Loan Modification Help, Denver Short Sales. Denver Realtor. Westminster, CO Loan Modification Help, Westminster, CO Short Sales, and Westminster Realtor.

Thank you for reading, "Inspection Objection Notice Pet Peeve!!"

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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

Dan, I agree with your thoughts, and I don't send it when there are minor items involved. I had an inspection 3 weeks ago, with LOTS of items, and did send the whole report, to see what items we did not ask for!

Nov 11, 2012 01:37 AM

Dan Hopper

Dan Hopper - Gold Way RE - Westminster, CO

Denver Broker / Author / Advocate/Short Sale

Joan... you know lots of brokers do that, but I believe it is NOT necessary. It has nothing to do with the items being objected to. Then when the buyer ends of killing the deal, because you cannot come to a resolution... do you then revise your seller's property disclosure form to ADD all those disclosure items that the seller did not know, but do know NOW? If not, why not?

Nov 11, 2012 01:42 AM

Daniel J. Brudnok, REALTOR

Berkshire Hathaway Home Services Fox & Roach, REALTORS - Exton - PA License #RS-225179-L / Delaware License #RS-0025038 - Downingtown, PA

SRES, e-PRO,ABR,GREEN,CSP

Hi Dan,

I forward only the pertinent information.....yet I am surprised when the Agent follows up fro the whole report, crazy.

Nov 11, 2012 01:48 AM

It is crazy, Dan! No sense in creating a bigger issue than is necessary!

Nov 11, 2012 01:53 AM

Kathy Stoltman

Balboa Real Estate - Ventura, CA

Ventura County Real Estate Consultant 805-746-1793

This must vary by specific location, because here in my area, if we are representing a buyer we must give the home inspection report to the listing agent, who then would be obligated to share it with the seller. So whether the report comes with the request for repairs or comes later, it will come.

Nov 11, 2012 01:54 AM

Kathy, that is a shame. With that knowledge, I would have the sellers perform a pre-listing inspection and make that available to any prospective buyer. If that buyer walks, you have to revise any seller property disclosure to include ALL and ANY previous inspection reports to the buying market.

Nov 11, 2012 02:08 AM

Tim Lorenz

TIM LORENZ - Elite Home Sales Team - Mission Viejo, CA

949 874-2247

In our state the buyer gets the inspection and asks for what they want from what the inspector finds. There are two other form that make the sellers tell all beyond what is on the inspection reports.

Nov 11, 2012 02:18 AM

Debbie Reynolds, C21 Platinum Properties

Platinum Properties- (931)771-9070 - Clarksville, TN

The Dedicated Clarksville TN Realtor-(931)320-6730

Dan, I attended a liability class and the instructor said she refused to accept any copies of the inspection because of the liability of having to disclose. While I understand what she was saying but I also see potential problems if a sale falls through. This is sticky business.

Nov 11, 2012 05:03 AM

I agree with the "liability" issue as the instructor defined it. Too often we do not think ahead of what knowing MORE than was necessary beyond the buyer's inspection that ARE NOT issues to THAT buyer. YES, if THAT buyer walks, and the inspection report was submitted to the listing agent/broker and seller... it needs to be disclosed at that point.... just submit that inspection report to the prospective buyer in their due diligence efforts!! It covers YOU, but it can do harm to the seller's marketing value!

Best policy is TO NOT accept the inspection report, and inform the selling broker when setting up the inspection, DO NOT provide me the report, only the page(s) supporting the the inspection objection. Too many real estate agents try to use this information to negotiate Lower values for their buyers.

Nov 11, 2012 11:38 PM

Gina Tufano

Ask Gina & Company with Pearson Smith Realty - Sterling, VA

Ask Gina & Company, Northern Virginia Real Estate

Dan - It's standard here in Virginia to receive a full copy of the report. And I'm sure if my sellers only received a few pages with the items to be corrected they would wonder what else was discovered or not. In my opinion, it helps the sellers negotiate what they want to fix and whether or not to give the buyer a credit rather than fixing the items.

Nov 11, 2012 11:55 PM

Sorry to hear that, Gina. My sellers really do NOT want to know what is in the inspection report, once I explain to them that once they know, they MUST disclose all that information to the next buyer! They change their tune, quickly!

I still believe that the seller MUST disclose ALL material facts about their home, based on what they KNOW at the time we place the home on the market, and what they discover after the fact. I do not believe it is their responsibility to discover what the Buyer's inspector discovers... since that inspector is working for the buyer.

Again, if the seller really wants to know, and I have done this on a few of my listings, is obtain a pre-listing inspection, with their own inspector, and then they will have a clearer understanding of issues PRIOR to placing the home on the market. At that time, they can repair, replace, correct any deficiencies and price the property appropriately when placing it on the market... AND provide a copy of that inspection report to the prospective buyers. At least it is their Effort to discover issues... not a buyer's inspector.

I respect other listing broker's sellers by NOT providing my buyer's inspection report, and would appreciate the same in return. Let the seller discover on their own!

Nov 12, 2012 12:07 AM

Suzanne McLaughlin

Sabinske & Associates, Inc. (Albertville, St. Michael) - Saint Michael, MN

Sabinske & Associates, Realtor

No, no, no! Don't tell me anything that is not germaine to the requests....I then have to keep all that paperwork because I now have "constructive knowledge" of that property! Oh, the headaches. Great post and suggested!

Nov 13, 2012 02:48 AM

Suzanne... you are "spot on" about that!!

Nov 13, 2012 03:01 AM

Gayle Rich-Boxman Fishhawk Lake Real Estate

John L Scott Market Center - Birkenfeld, OR

"Your Local Expert!" 503-755-2905

Dan~yes, yes YES!!! Not only is it unnecessary and a time/paper waster, but it can open up a hornet's nest! The inspection is such an important part of the negotiating and keeping it as clean as possible is of the utmost of importance. Not to mention how emotional it could be for the seller to see every little thing that is wrong. AND, it could cause problems with the loan process, too.

Nov 22, 2012 10:34 AM

I agree, Gayle. The inspector has disclosed to their buyer... they do not have to rely on the seller's input from that point on as long as they are the buyer that closes.

Nov 23, 2012 12:28 AM

Inspection Objection Notice Pet Peeve!!

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DanHopper

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Inspection Objection Notice Pet Peeve!!

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