The Previous Buyer is Allowing you their Inspection Report - Do you Still Have an Inspection?

By
Real Estate Broker/Owner with House to Home, Inc. - Denver Real Estate - 720-231-6373 DRE# ER40011786

 

 

There are times the listing agent does not know why a buyer terminates a contract, and with our Colorado contracts, no explanation is needed.   I know I had a buyer terminate mid-March after the stock market took a dive, and they did not want me to share that information.   As a Buyer's Agent, you cannot share if that is their request.

 

 

We are seeing many properties come back on the market in 7-14 days, and you have to think it has everything to do with the inspection items.   The listing agent and the Seller are required to disclose if they are aware of any issues with the home.

 

If a home comes back on the market, and the listing agent shares the previous inspection report, should you have confidence in this report?    What if "Uncle Bob" did the inspection?   What if an inspector has a certification - ASHI or InterNACHI?    I know I would feel better if they have been certified, as in Colorado our Inspectors are not required to be licensed, so anyone can do an inspection.

 

It is nice to "save money", but will you?   Be sure to read all the documentation, ask for receipts for repairs done, and know what you can live with, and what you cannot!

 

 

Comments (60)

Shirley Coomer
Keller Williams Realty Sonoran Living - Phoenix, AZ
Realtor, Keller Williams Realty, Phoenix Az

Buyers need to understand that a report is just a point in time.  This is what the inspector found (2 wks,  2 months ago, etc).  Things change in a house.  How many of us have suddenly found the Water heater isn't working, an outlet stops working, the roof leaks, etc?  Who knows what has happened to the house since the last inspection (that perhaps the seller wasn't even aware of).  And, do you trust the previous inspector?  For a few hundred dollars a buyer can get their own report.  However, if a buyer chooses to use a previous report, it is their choice.

Sep 06, 2020 07:07 AM
Joan Cox
House to Home, Inc. - Denver Real Estate - 720-231-6373 - Denver, CO
Denver Real Estate - Selling One Home at a Time

Shirley, that is all the points I brought up, and he luckily can do many repairs himself, and wanted the overview from the previous buyer's report.    It is their choice ultimately.

Sep 06, 2020 07:16 AM
Marney Kirk
Cummings & Co. Realtors - Towson, MD
Towson, Maryland Real Estate

Hi Joan! I would recommend having their own! If it were done by an inspector I know and trust and wasn't long ago, I would tell them that, but at the same time, sometimes things change in short periods of time - so if it were an older inspection, more could come up! It is definitely the buyer's choice - they should research the inspector and determine if it is enough for them!

Sep 06, 2020 07:52 AM
Abby Stiller
REMAX Realty Group - Cape Coral, FL
Professional Bilingual Realtor (239) 284-8637

Hi Joan Cox Buyers should always get their own inspection with a certified inspector. 

Sep 06, 2020 09:23 AM
Joan Cox
House to Home, Inc. - Denver Real Estate - 720-231-6373 - Denver, CO
Denver Real Estate - Selling One Home at a Time

Marney, I went over all of your valid points, and he is doing another radon test but the home is newer, and feels comfortable with the inspector, since my inspector vouched for him.

Sep 06, 2020 09:36 AM
Joan Cox
House to Home, Inc. - Denver Real Estate - 720-231-6373 - Denver, CO
Denver Real Estate - Selling One Home at a Time

Abby Stiller luckily, the inspector who did the inspection with the previous buyer is InterNachi, and the buyer is comfortable with him.

Sep 06, 2020 09:37 AM
Caroline Gerardo
Sun West Mortgage Corporation - Newport Beach, CA
C. G. Barbeau the Loan Lady nmls 324982

I would ask for a copy of it and still order an inspection, unless you know and trust the inspector then call for updates.

Sep 06, 2020 10:38 AM
Sham Reddy CRS
H E R Realty, Dayton, OH - Dayton, OH
CRS

I have done that before, however the buyers needs to feel comfortable with it and weigh it agianst the money they save. I definitely give it a shot especially if the inspector is reputable

Sep 06, 2020 11:17 AM
Joan Cox
House to Home, Inc. - Denver Real Estate - 720-231-6373 - Denver, CO
Denver Real Estate - Selling One Home at a Time

Caroline, I did ask the listing agent if there had been any changes, but the seller moved out.  They were supposed to close, and buyer backed out 14 hours prior to closing.

Sep 06, 2020 11:19 AM
Joan Cox
House to Home, Inc. - Denver Real Estate - 720-231-6373 - Denver, CO
Denver Real Estate - Selling One Home at a Time

Sham, that is how the buyer feels.    

Sep 06, 2020 11:19 AM
Tom Bailey
Margaret Rudd & Associates Inc. - Oak Island, NC

It depends. I generally want my clients to get their own. That said if it's not too old, and done by one of the inspectors I use maybe. In that case I may suggest we talk to the inspector first! I don't do that very often, but I have done it!

Sep 07, 2020 09:08 AM
Joan Cox
House to Home, Inc. - Denver Real Estate - 720-231-6373 - Denver, CO
Denver Real Estate - Selling One Home at a Time

Tom Bailey cannot remember if a buyer has ever done this, but ultimately, it is their decision.

Sep 07, 2020 09:32 AM
Anna Banana Kruchten CRS, CRB, Phoenix Broker
HomeSmart Real Estate BR030809000 - Phoenix, AZ
602-380-4886

As the LA we do not give out any inspection reports that may have done on the property to any buyers. They must get their own inspector. As a BA I will strongly advise the buyer to hire their own inspector (s) and not take the word of the previous inspector. If they chose to not do so they will sign off in writing that they are doing so and will not hold the BA or Broker responsible should other issues pop up at anytime in the future. There have been huge liablity issues about 15 years or so ago with agents freely handling out the previous report.  That's when that practice came to an end in my area. For those that still do that, I highly suggest stop doing it.

Sep 09, 2020 10:08 AM
Rose King
David Tracy Real Estate - Friendswood, TX
Friendswood / Pearland / Houston Bay Area

I think it depends on the circumstances. Usually, I would recommend the buyer get their own inspection. But there have been times when my buyer wanted to just use the inspection provided by the seller, and I was okay with it. If there is not a lot wrong with the house, if it is newer, or if the buyer just wants to take it as is, then I don't see anything wrong with using the previous buyer's report.

Sep 09, 2020 09:15 PM
Joan Cox
House to Home, Inc. - Denver Real Estate - 720-231-6373 - Denver, CO
Denver Real Estate - Selling One Home at a Time

I advised my Buyer with all the pros and cons, and ultimately, was his decision.

Sep 10, 2020 07:33 AM
Joan Cox
House to Home, Inc. - Denver Real Estate - 720-231-6373 - Denver, CO
Denver Real Estate - Selling One Home at a Time

Rose King the home is newer, and after reading through the report, he did decide to use it versus having a full inspection.  Still did a couple of separate inspections for him.   It worked.

Sep 10, 2020 07:34 AM
Mary Hutchison, SRES, ABR
Better Homes and Gardens Real Estate-Kansas City Homes - Kansas City, MO
Experienced Agent in Kansas City Metro area

If an inspection report was done, my buyer (and me!) will want to see it.  I've seen so many reports over the years...some inspections seem very negative, some don't seem very specific, many have pages and pages of boilerplate copy.  Best to get your own inspection!

Sep 10, 2020 09:25 AM
Mike McCann - Nebraska Farm Land Broker
Mike McCann - Broker, Mach1 Realty Farmland Broker-Auctioneer Serving Rural Nebraska - Kearney, NE
Farm Land For Sale 308-627-3700 or 800-241-3940

A timely post for sure.   I just had this happen this week and I am working with the buyer.  The inspector I would normally use and that I trust had already inspected the home a few weeks ago for a buyer who had to cancel their deal. 

That deal fell through because unfortunately for that buyer they wanted to put a daycare in the home and that is not allowed in this subdivision without a lot of red tape and the buyer cut their losses and moved on (not my buyer...the previous buyer). Would have been a fantastic place for an in-home daycare.

Anyway...my buyers elected to use the inspection report.  With it we got the well/water report; the radon report; and the survey. The home has a new hvac system, new roof, new siding, and new radon system.

My buyers are from Denver although the husband grew up in my area.

While I agree with many of the valid points in the comments...I gave the buyers their options and cost and through e-mails and text and have a paper trail that the decision was theirs.

I usually try to keep my previous career as a carpenter many, many decades ago out of my real estate career...and the fact that I replaced my own water heater and plumbing fixtures, etc...but I will admit that some of that old carpenter in me kicked in when they said they would consider the previous report that was only a few weeks old. I looked at the house from the eyes of an inspector/finish carpenter.   I am comfortable with their decision.

Sep 11, 2020 06:27 AM
Joan Cox
House to Home, Inc. - Denver Real Estate - 720-231-6373 - Denver, CO
Denver Real Estate - Selling One Home at a Time

Mary, and some inspectors are Uncle Bob, but this one was a certified inspector, and my buyer was comfortable in using the previous report.

Sep 11, 2020 06:48 AM
Joan Cox
House to Home, Inc. - Denver Real Estate - 720-231-6373 - Denver, CO
Denver Real Estate - Selling One Home at a Time

Mike, that is interesting you just had this happen too!   I cannot remember having this happen before to another buyer.   If the inspector is credible, home is well-maintained, it is up to the buyer if they use it or not.

Sep 11, 2020 06:49 AM

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