Who's afraid of the big bad Inspector?

I have had inspectors that have done a poor job of explaining things to buyers.  Most of them do a great job. I have had inspectors blow the sale.

CJ -

The issue for we Realtors is to pre-frame the fact that every property, old or new, has blemishes, and that the buyer is putting in his specific price offer based on the condition of the home as it sits, with the expectation of some suggested inspection repair.

Technically, the purpose of the inspection is for HEALTH & SAFETY and STRUCTURAL ISSUES ONLY.  But - how is that truly defined?  In essence, the buyer can walk for virtually any reason.

That being said, I have found a number of inspectors who may have good technical knowledge, but poor "bedside manner."  Everything is a major issue for them, and they fail to prioritize major defects versus usual homeowner repairs. 

I've even seen a few home inspectors here in Chicago propose that buyers DEMAND large credits or repairs, or extensive inspection by high-priced electricians, plumbers, or structural engineers, when, in reality, they didn't really understand the problem

If you were to hire 10 different inspectors to evaluate the same house, they would most likely write 10 different inspection reports

Although the State of IL requires licensing of all home inspectors today, many still leave a lot to be desired.

So - you're "pre-framing" the home inspection process to your buyers is KEY!

DEAN & DEAN'S TEAM CHICAGO

CJ,

I agree with you. Almost always the deal will go through. I know some inspectors have bad manners too, but most of us try to do our jobs.

Hey, CJ. Glad everything didn't get blown or washed away.

I loved this paragraph of yours:

NO SALE HAS EVER BEEN BLOWN FOR ME BY AN INSPECTOR. No, you don't need to get a new reading glasses script, you read that right. I am serious. Yes, inspectors have found items that would cause a major concern  to a buyer and for a seller, but the inspector did not blow the sale. If the transaction did not close, it would be because I had not done my job as a Realtor. It is the Realtor's job to find a solution to the problem, no matter how scary, in order to hold the deal together. The inspector is SUPPOSED TO FIND DEFECTS AND CAN BE HELD LIABLE IF THEY GLOSS OVER THEM. 

That should be a permanent item in Realtor magazines everywhere. Thanks for stating it so eloquently.

Hey, Dean.

I'm so sorry you wrote this:

Technically, the purpose of the inspection is for HEALTH & SAFETY and STRUCTURAL ISSUES ONLY.

That couldn't be further from the truth, and there's not a single home inspector trade association anywhere, national or state, nor any Illiniois legal statutes or case law that backs up your statement. When Realtors try to define the purpose of a profession of which they are not a part, even if it complements our own profession, that's when problems arise.

For example, the following is from the InterNational Association of Certified Home Inspectors (www.nachi.org), the nation's largest home inspector trade association with over 9,000 members, and you'll find similar language at SPREI, ASHI, CREIA, KREIA, NAHI, etc.:

1. Definitions and Scope

1.1. A Home Inspection is a non-invasive visual examination of a residential dwelling, performed for a fee, which is designed to identify observed material defects within specific components of said dwelling.  Components may include any combination of mechanical, structural, electrical, plumbing, or other essential systems or portions of the home, as identified and agreed to by the Client and Inspector, prior to the inspection process.

I. A Home Inspection is intended to assist in evaluation of the overall condition of the dwelling. The inspection is based on observation of the visible and apparent condition of the structure and its components on the date of the inspection and not the prediction of future conditions.

II. A home inspection will not reveal every concern that exists or ever could exist, but only those material defects observed on the day of the inspection.

1.2. A Material Defect is a condition of a residential real property or any portion of it that would have a significant adverse impact on the value of the real property or that involves an unreasonable risk to people on the property. The fact that a structural element, system or subsystem is near, at or beyond the end of the normal useful life of such a structural element, system or subsystem is not by itself a material defect.

1.3. An Inspection report shall describe and identify in written format the inspected systems, structures, and components of the dwelling and shall identify material defects observed. Inspection reports may contain recommendations regarding conditions reported or recommendations for correction, monitoring or further evaluation by professionals, but this is not required.

Jim,

As an inspector I did not get into clarifying Dean's comment. You did so I will comment. Actually, I kind of wish Dean's comment was the situation but, as you pointed out, it is not. If buyers bought into that theory, then it would be easier for an inspector...we would only call out the more significant problems. I have done many inspections and, knock on wood, I have had minimal complaints and never given a refund. However, the biggest beef I ever got, "missed something", was early in my career and from a guy who thought I should buy him a new disposal.

I said, in the report, something on the order of: "Disposal at kitchen sink has a leak, unit is aged, likely to be original to home, 10 years. Recommend repair by plumber."

Made sense to me. Anyway, the buyer, a month later, wanted me to buy him a new disposal. Why? Because my language, the word "repair" in his mind made it seem salvageable and he had to replace it. Cost was all of about $125.00 installed. Obviously, my wording now says "repair or replace". This gives a great example of how buyers are willing to get in the inspector's face on the smallest of items.

Sorry to say but, even though some realtors would like us to call only the big stuff, if we do that our phones ring with clients wanting us to pay for things we missed. And some of those things are nickel and dime stuff.

Although everyone that knows us, expects me to agree with Steve----in this case I must again.  It is true, there is no way to figure out in a home inspection what should be left out----so we have to simply tell the whole story and not try to second guess what is important to one buyer and inconsequential to another.