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Setting Buyer's Expectations for the Home Inspection

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Home Inspector with Caveat Emptor LV Home Inspections IOS.0001615

Setting Buyers Expectations for the Home Inspection

I have a friend of mine who was a head chef at one of the top resorts here in Las Vegas.  A few years ago he decided he had enough of the corporate way of life.  He moved into a small beach house in Pacific Beach in San Diego and chip truckopened up a gourmet food truck.  I admire him a lot, not only for chasing his dreams but for actually attaining his dream.  We were discussing his venture when he told me, “It’s nothing like the food truck that you see on reality TV.  People think what they see on reality TV shows is real and nothing could be further from reality.”

I can completely relate.  I have a similar problem.  Many home buyers believe that what a certain home inspector (Holmes on Homes) does on reality TV is what they can expect when they have their home inspection performed.  What they don’t make clear on TV is that Mr. Holmes performs intrusive / destructive investigations.

He performs these services for the home buyer who has given him permission to make holes in the walls and ceilings, tear off siding, etc…  A Real Estate home inspection is a non-destructive, visual inspection.  Here, in Las Vegas, home inspectors are forbidden- by law from damaging any surface in the conduct of their inspections.  Could you imaging a Real Estate home inspector walking into a home and start tearing out sections of the wall?  The Seller would come unglued!

There are two types of defects that exist in homes: patent defects and latent defects.  Patent defects are visible, latent defects are those defects that are hidden from view.  The scope of service for a Real Estate home inspector excludes any potential latent defects that may exist.  It is beyond the Real Estate Inspector’s ability to discover latent defects.  Advanced equipment such as infrared thermal imaging can increase the potential for a diligent inspector to discover latent issues but it cannot be guaranteed.

When a home buyer believes that their Real Estate inspector should find everything the inspector on TV would find it creates an unrealistic expectation where disappointment is sure to follow.  More than just causing disappointment an unrealistic expectation of the home buyer can wreak havoc on a real estate transaction and cause a buyer to walk away from a home that they loved enough to submit an offer to purchase.

It behooves real estate agents to take the time to sit down with their home buyers and discuss the scope of the inspection and the differences between deferred maintenance issues and issues of greater significance.  The buyer should be aware of the limitations involved and know what is included in the inspection and (equally as important) what is not reviewed in the scope of the service.

Setting realistic expectations in the home buyer will not only benefit the home buyer but all other parties to the transaction.

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Paul is a retired United State Navy engineering Chief Petty Officer (21 years of service) where he spent the majority of his career as an engineeringPaul Donohue Las Vegas Home Inspector inspector and instructor.  He has been a licensed Nevada Inspector of Structures for over 16 years.   He is well known in our industry as one of the longest licensed, competent, and thorough inspectors in our industry.

Call 702-967-1733 or click to schedule your home inspection online.  Paul and his carefully trained team has extensive experience with new construction, builder warranty expiration, commercial, resale, distressed (REO & Short Sale) properties, & pre-list home inspections.  Thermal imaging, re-inspections and low-E window checks are included in original costs!

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Gary Coles (Coaching)
Venture Realty International - Las Vegas, NV
Latin America Real Estate

I have always taken a few minutes to go over the process with Buyers, Sellers and the Inspecters too.

I encourage the Buyer to be reasonable and not to panic about findings they may see in the inspection.  I also inform them that it is non-invasive and there may be hidden items  - that is part of life.  I also counsel them on what to expect in the future.  Things may break right after an inspection -- Part of life.

I encourage my Sellers to prepare the property as well as possible prior to the inspection.  I want them to make any repairs that they can find ---also to make certain bulbs are in fixtures, etc.  I also tell them to be prepared to pay for some repairs.

I also request my inspector to be diplomatic.  There are several ways to discuss an item.  If an inspector is negative he can destroy a good transaction over a few minor issues while on the other hand a good inspector can keep everyone calm and save a transaction wven with major items.  I have seen both.

Sep 17, 2015 03:59 AM