It's all about the installation!

Real Estate Agent with HomeSmart TRG License #115423

This is a good blog article on why it's so imporant for Seller's to get a pre-inspection if they are selling a home.  You never know what might be found and it helps to fix things before a Buyer finds them and walks away from a deal.  Great article!!!

Original content by Fred Hernden, CMI InterNACHI 10041206

I did a Pre-Listing Inspection last week for a very nice older couple. They listened to their Realtor and realized it is a great idea to get a Pre-Listing Inspection! They didn't want any surprises when they buyers Home Inspector does his inspection and finds stuff they didn't even know about!

It was a good thing they did too because I ran into something pretty quickly on the exterior of the house. They had a refrigerated air conditioning unit installed in 2009. Nice unit, looked to be installed well too. But... while I was doing my thing, I noticed that the condensate line barely extended beyond the wall covering. The water had been dribbling out of the line and running down the stuccoed wall. After a few years, the stucco deteriorated and allowed water to seep into the sheathing under the stucco. It has rotted, rusted the lath(chicken wire) behind the stucco, and was a mess. I was able to poke my pen right through it as far as I could reach. The owner and the Realtor was outside walking around so I showed them immediately what I had found. The owner said he was going to call the company that installed it right away!

Surprisingly, the General Manager came out and brought a technician with him within 30 minutes... that's service! I was till there so I showed them the problem. True, the pad the condensing unit was sitting on was slightly slopped back towards the building, but that was not the problem. The condensate line was too short, the installer should have known that, he should have made sure that the line was adequate and routed the water away from the structure and not run down the side of the building. 

I give the General Manager and the company a lot of credit for owning up and agreeing to make it good! They agreed to make the repairs to the wall, which could turn out to be extensive when they dig in, and make it all good. Kudos! After they make the repairs, I will go back out and make sure they did it right.

So, this is a good reminder, no matter what the reputation for any construction company or anybody doing work on your home... the job is only as good as the installation! The Pre-Listing Inspection served him well!



  Fred Hernden 


 Superior Home Inspections





 Albuquerque, Rio Rancho New Mexico and surrounding areas...


“My mission is to provide superior quality home inspections to my clients to ensure peace of mind so they can confidently make the largest investment they may ever make!"


Please visit my website at: for details!






Posted by

REALTOR / Broker License #115423
Cell/Text: (425) 292-5000
HomeSmart TRG - 304 Main Avenue S., #101, Renton, WA 98057
    Certified Real Estate Analyst

Comments (2)

Troy Erickson AZ Realtor (602) 295-6807
Good Company Real Estate - Chandler, AZ
Your Chandler, Ahwatukee, and East Valley Realtor

Katricia - Getting a pre-inspection for home owners to be proactive in getting repairs done on a home they are going to list is a good idea. Thanks for sharing this in a re-blog.

Jan 25, 2016 03:34 AM
Gary L. Waters Broker Associate, Bucci Realty
Bucci Realty, Inc. - Melbourne, FL
Eighteen Years Experience in Brevard County

Excellent re-port.  The pre-listing inspection is often recommended but less often done.  This is a good example of why. Its also a good example of someone deserving referral business!

Jan 25, 2016 04:31 AM