It is hard to believe a real estate agent would steer you away from a home inspection. A home inspection is strongly suggested, preferably with a certified home inspector. A home inspection is very thorough and will reveal every little detail about the home, inside and out, even if it is minor. The buyer should be well informed about the house so that they can decide whether or not to persue the home purchase depending on how extensive the work the home needs, or to negotiate with the seller on repairs . A home inspection is so important. This is the largest investment you will make in your lifetime. Therefore, you should find out as much as you can about it. Would you buy a stock without getting information about the company? It's the same for a home.
If there are some serious concerns, consult a real estate attorney to help you out.
Brigita McKelvie, REALTOR, e-PRO, GRI
Keller Williams Real Estate, Bethlehem, PA
Office: 610-867-8888 Direct: 610-393-9424
It is important to work with a Buyers agent who will look out for your best interests.
Remember your buying the home not the agent. You have to do what you believe would serve you best. Yes the agent may be saving you money now, but the few hundred dollars you spend now will save you a lot later on.
By the way, is your agent also the listing agent, if he/she is then maybe the agent is protecting the seller who he/she owe the higher standard of care to.
Samantha Weekes, Realtor
Exit Realty "The Tri-State Group"
1080 N Delaware Ave Ste 200
Philadelphia Pa 19125
Unconfirmed why an agent would "talk you out of inspection" termites depends on damage to the property, is the agent related seller in anyone OR professional relationship OR a new agent who not seasoned yet ?
Contact an attorney or buyers agent broker.
National Featured Realtor and Consultant, Mortgage Loan Officer, Credit Repair Lecturer
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Once again I want the house but I want "peace-of-mind" to ensure that this house will not end up being a "money pit" in the next few years. I am trying to correct the mistake that I was mislead into making...
Please let me know your thoughts...
Thanks again for your help everybody...
My suggestion...if you cannot get an extension of the contingency period, either get an inspection done quickly or cancel the escrow (that is IF you have not already removed your contingencies). Sounds like someone is trying to hide something about the condition of the house.
All inspectors are different, and there are those who provide such a basic inspection with a CYA style report that tiptoes around things, that they can be nearly useless to the buyers. In fairness, some agents and buyers who encounter these inspectors often wonder why they paid for an inspection at all, since it is not terribly helpful and often full of recommendations for evaluations by other professionals.
Inspections are important not just to identify material defects, but also to help set your expectations for the longevity of the major systems (Heating, AC, Plumbing, Electric, Structure and Roof). A house that was a steal can quickly turn into a money pit if you get caught in the cycle of upgrading and replacement that is needed on every home.
In very general terms, upgrades and repalcements of some costly items will be needed approximately every 15-20 years. Roofing shingles last 20-30 on average, with most builders and homeowners opting for the lower quality/cheaper shingles. Water heaters need to be replaced about every 10-14 years. Heating systems vary depending on the type buy can average 20-30 years. AC units vary very widely but most HVAC pros I know estimate they will last about 12-15 years (in PA at least). Structural issues can appear at any time, so that is usually a key focus of an inspection.
So, the trick to finding a real bargain is to find a home where these items have been recently replaced, or replacement is not imminent (0-3 years). WIth a 12 year old home, your roof, plumbing, electrical and strructure should be well within their life span, but there may be speficic items that require upgrading/correction as a result of changing safety standards or improper work perfomed on those systems(usually smaller cost items, $1000 or less). The water heater may likely require replacement soon, and the AC system probably doesnt have many good years left. The heater should last you more than a few more winters.
Termites can appear at any time, and it is stronly encouraged to have this inspection - it may even be required by your lender (call your mortgage company to find out - you may not be able to close without a termite cert).
I am surprized that you were encouraged not to have an inspection, and hope that this is of some help to you in learning more about the home and what to look for. Of course, if I can be of more help or answer specific questions, feel free to call or email me.
Assuming that you are purchasing this home from a private party and not as part of a short sale or foreclosure, you have several actions you might take:
1. Bring this issue up to the attention of your Realtor's broker. I doubt highly that the Broker will be happy to hear that his/her agent circumvented one of the basic inspections for the home. Those of us who work in this field professionally as full-time agents would NEVER tell a client not to perform as many inspections as he/she feels is necessary to feel comfortable about the home purchase.
Explain that her advice has jeopardized your thorough review and determination of the soundness of the home, and ask for his help in determining your logical "next step." Obviously, you'll need more time to perform the inspections and to make a good decision based on the information you learn.
2. You need to extend the closing date, and you may also need to extend the contingency period for the home. Contingencies, here in California, need to be removed within 17 days. If you're still in the period when you can assert contingencies, then do so and request additional time on this issue.
Unfortunately, as you now know, an appraisal is made to determine the value of the home and is never a reliable substitute for a thorough inspection completed by a professional hired to do this job. While an appraiser may note items of concern on the report, they do not look under, over and around the house with the detailed "eye" of an inspector.
Although I do agree that a 12 year old home is unlikely to have the type of serious problems that may occur in an older home, not knowing what repairs or costs might be anticipated as a new owner is certainly not a comfortable feeling. Talk to the broker and work out a plan of action to resolve this matter and give you more time without jeopardizing the purchase of the home.
Grace Morioka, SRES, e-Pro
Area Pro Realty
I understand that it was ultimately my decision to forgo the home inspection, but this was because my real-estate agent consistently reminded me that the FHA Inspection (she consistently used the word "inspection," but later I found out that it is only an appraisal) is thorough and that there is no need for a home inspection.
We are weeks away from closing, and I really want the house, but I cannot proceed without a home inspection knowing what I know now about how un-thorough the FHA appraisal actually is...I really need some advice here and I would greatly appreciate any support that you can provide.
I also appreciate your responses to my previous inquiry...THANK YOU!
You're kidding, right? Question is, was your agent "your agent"? I mean, did you sign a contract with him to represent you? Or was he the listing agent? If he was the listing agent, what would you expect? That he works for you? Neither I nor any agent I know would EVER suggest to "not get an inspection".
On page 9 of the Agreement of Sale (A/S-R Revised 9/05) paragraph 31 explains about the Real Estate Recovery Fund. This can be used AFTER a civil case is made against the agent.
You may also learn about how to file a complaint at the PA Department of State http://www.dos.state.pa.us/bpoa/cwp/view.asp?a=1104&Q=43
I must caution you that filing a false complaint will come back on you.
Terrence Charest, e-ProÂ®
Century 21 Associates
905 Easton Road
Willow Grove, PA 19090
Cell (Preferred): 877.614.1494
â€œGiving to Those Who Gaveâ€