What to Expect at Your Home Inspection – Part One

By this point, everyone agrees that a home inspection is a necessary part of the home buying and selling process in Cincinnati.  I still firmly believe that before any one puts their home on the market they should invest in a home inspection, make the necessary repairs or collect estimates. There is just no argument.  This will save the home seller money.  I don’t understand why an individual homeowner believes he or she is immune from that phenomenon….but I’ll go on about that another day.   As the majority of sellers are unwilling to jump on the bandwagon and put their home in order before selling, as a home buyer in Cincinnati, you might as well anticipate obtaining your own home inspection.  There are so many misunderstandings about the scope of the home inspector’s practice, I thought I would share a horror story or two, (yes, all true) and put out a few ideas for discussion.

Story #1

Let’s set the scene: 1st time buyers nervously moving forward on a purchase. They are doing things right. They have saved for the down payment, they have the money in the bank for emergencies, and they are buying well below their approved purchase price so they do not stretch themselves.  Enter the home inspector.  The home inspector convinced them that the electrical wiring in the 25 year old home “was shot”. His exact words. The sellers need to have an electrician re-wire the home. He could not get the front porch light to come on. The exterior plug on the porch didn’t work. It was “dead”.  There were major issues to address! The couple was scared to death of the “fire trap”. They wanted out of the contract….NOW!

Solution:  Burned out light bulb & a GFCI that just needed reset. Yep, that’s it. Seller replaced the light bulb and pushed the little red button on the GFCI, and problem solved.

Story #2

Let’s set the scene: Young executive moving to Cincinnati with his wife and baby. We select a beautiful, gently lived in one year old home. The sellers barely had time to unpack, when he was transferred so the home was sitting there empty, just waiting for my buyers.  For some reason that we don’t quite understand, the paint work is a bit “patch-y” & it really shows up in certain sunlight. Not the nicest touch up job I’ve ever viewed, but this is a great house, reduced in price to meet the market conditions. My customers decide this home is “the one”.  We draft an offer with the understanding that if the sellers accept our contract, we will take the home “as is” and not ask for the home to be re-painted. Offer accepted.  Enter the home inspector who notes on his report that the whole house needs repainted.  I explained to the buyers that our “best deal” included the fact that the home needed repainted, and the sellers are not even going to entertain that notion. And…AND….the purchase contract clearly states that we are not conducting an inspection to discuss cosmetic issues!!   I might add that the same home inspector made comments on his report about yard conditions, on the neighboring lot, in a new construction neighborhood, before there was even a house built!!  He also missed the giant sink hole in the front yard.

Solution:  Our purchase contract clearly states the following. “It is not the intent of this provision to permit the buyer to terminate this agreement for cosmetic or non-material defects or conditions.  Buyer agrees that minor repairs and routine maintenance items are not to be considered material defects with regard to this contingency”. If you sign it…you agree to it!!  Did the buyers ask for the paint job after the inspector said that they should? Yep. Were the sellers a bit, let’s say miffed? Yep.  Did it cause unnecessary anxiety as the buyers suddenly decided that because the home inspector “…said that we should put that in the contract and have them repaint the home….” that this normally respectful and calm Realtor ® didn’t want to put her foot in someone’s backside? Oh yes!!

Story #3

Let’s set the scene: A lovingly maintained 15 year old, custom built 2 story enters the market.  It goes under contract and the buyers send over their inspector.  The inspector notes a problem with the roof. A small leak is noted near the chimney.  It is his opinion the roof has lived a useful life, and that the sellers should spring for a new roof.  The seller disagrees. He understands the integrity of the roof, and knows that a new roof is not at all necessary. There is no curling, no flaking, no loose shingles, zero indication that this roof doesn’t have another 10 years of life. He hires his own roofing expert to examine the issue.  A $200 fix later, and the flashing is repaired, the water is now properly flowing as it should.  Would you rather spend $200 for a minor fix, or about $4000 – $5000 for a new roof? Just because an inspector said so?

Ok….I have collected plenty of stories over the years, but this should do it for now.  Here’s my point:  We absolutely, positively must keep home inspections as an integral part of our home buying and selling process. The guys generally do a good job, and I don’t for a minute think that any one of them are out to “trash” a contract, nor do they intend to make trouble with poor reports.  But they are human. Until the perfect humanoid home inspecting droid is invented, there will be mistakes.

The unintended consequences of the home inspection that notes every “this or that” is this: while it may sound “thorough” it scares the heck out of buyers! It causes buyers to question their purchase, and wonder if they should move forward on a home that is now “tainted”. Talk about buyer’s remorse!! Sorry, but there is no provision in a purchase contract to dump on a home because now you doubt your decision.   When you are handed your home inspection report, be objective. Really look at what is important on that report.

Let’s not bother to address cosmetics like paint, landscaping, carpet stains or what’s happening in the neighbor’s yard. We took that into consideration when we drafted our offer.  There is no perfect home and your inspector will certainly find something to jot down. Your inspector may note items like wobbling ceiling fans, loose banisters, stains on linoleum, etc.   That’s ok. The point of noting these items should be to help you have a running list of “to-do’s” and point out items that you just might want to take care of after you move in.

Don’t panic. Give the seller the opportunity to correct the “issues”.  Keep in mind there may not even BE an issue!  Sorry, but just because the inspector wrote it down does not make it so.

Yes, we can ask the seller to take care of these items. Many sellers who take pride in their home will be glad to address even a minor “to-do” list. Let’s just try to keep in mind the purpose of the inspection……material defects.