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A home inspection isn't just about identifying problems with the house and diligence is necessary before suggesting preferred vendors to your clients as an agent. Protect your sellers and help fearful first time or any home buyers by knowing the vendors you suggest. - A client was informed her fireplace needed a complete overhaul as well as some major repairs to her heater chimney by a recommended vendor of the buyers agent after the home inspection. The home inspection marked deficient for the fireplace/stove stating "the hearth should extend 16" and it was 10" deep with carpet at the edge." With this information the "first-time" home buyers wanted to have an additional fireplace chimney inspection completed by a local company of their choice as the home inspector did not fully inspect the fireplace chimney.
- Both the fireplace and heater chimneys failed inspections by a local chimney service suggested by the buyers agent. Notification was, 'the paper backed insulation inside the chase cavity is beginning to fall away and lean against the pipe." Also noted it was visible from the attic that a complete lack of required fire stops were at each floor. They further went on to say due to the lack of replacement parts as well as framing/clearance issues and fire stops, a full replacement of the unit would be needed for safe operation. All this costing $6500-6800.
- The heater chimney was not part of the inspection, however the company claimed it was clear to see the heating chimney had many issues as well and does need replacement too; costing an additional $2500-2900. They said, "the pipe above the roof line is rusted and the original cap is no longer in place" (what pipe above the roof line does not have rust on it - it's in the elements all year round) and this was reason for replacement.
- The seller was confused and concerned as she used her fireplace multiple times a year for additional heat. After conversation it was understood, the seller was apprehensive about the safety of her family and would have yearly inspections and cleanings completed by a local company. It was important to be sure the company she used was doing their job properly, despite their good reputation. Suggestion was made to have another inspection and a list of preferred vendors where given by the listing agent.
- The inspection returned documentation with the fireplace needing a cleaning(the house went up for sale shortly after winter season and this was needed.) It was stated in the first inspection by the buyers vendor choice "the chase cavity is beginning to fall away" however the later inspector informed both the seller and the buyer's agent there was no chase in the fireplace. He said, "your neighbor has a chase, you do not." Oh my! Again, the heater chimney that wasn't part of the inspection was reinspected as well and it did need a cap yet all else passed. This information backed up the yearly documented inspections conducted by the seller in past years.
- Cost totaling $256 not $9700
- Best practices - research your vendors, know your vendors well, and reevaluate your vendors often to be sure they are of professional and reputable standards. Preferred vendors are a reflection and extension of you as a real estate agent. Integrity and pride in what you are will provide success and excellence.
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