Over the past few months, I’ve had several past clients reach out asking for copies of their home inspection reports from five or six years ago. They’re selling now and wanted to compare their original report to the new one buyers recently received from another inspector.
What they’re discovering is that not much has changed about their homes — or about the inspection findings. The new inspector often noted many of the same conditions I documented years ago: minor cracks, older HVAC equipment, worn caulking, small leaks, you name it. The difference isn’t the report — it’s the market reaction.
Back when they purchased, it was a hot seller’s market. Buyers were competing with multiple offers, skipping repair requests, and waiving contingencies just to get the house. Now, the market has cooled and shifted in the buyers’ favor. Suddenly, those same items are negotiation points. Buyers are asking for repairs, replacements, or credits — things that wouldn’t have even been discussed a few years ago.
It’s a perfect reminder that a home inspection is a snapshot in time, but the market dictates how that snapshot is used. The facts may not change, but the leverage certainly does.
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