First of all, the home inspector does not work for the realtor. You can not handle or control the home inspector without violating Florida DBPR rules for both realtors and home inspector. The home inspector works for the buyer or the seller.
Second, it is not up to you, the realtor to determine what will have little affect on the purchase of the property. The buyer should have all relevant information about the property without having the realtor controlling the flow of information. Again Florida DBPR rules violation.
Third, the home inspector is required to identify any defect, no matter how trivial. He is required to describe the defect in detail. He must also recommend a coarse of action. It is up to the buyer to determine what is minor and what should be addressed immediately or if the property is worth the asking price.
Failure to disclose all defects will land the home inspector in hot water and may result an investigation, and civil penalty for the inspector. Realtors are also required to give full disclosure. Trying to cover up details from your clients is not just illegal it is bad for the real estate business and gives all realtors a bad name.
Shame on you Gwen.
NMLS # 6395
Financing Kentucky One Home at a Time.
Cramer Inspection Group
*Reporting large as well as small defects since 1996
The inspector should go over the severity of the problem of each item. The buyer can then make an informed decision on how to proceed. Given the liability potential for lawsuits and complaints, a thourough home inspection is what every buyer and agent should want.
There are many skillful ways to address the potential of such occurrances.One is to be fully aware of the type of report your inspector will present. If they add "Cost of Repair" to reports...get another inspector. However, you or the inspector must set the stage properly by discussion the following.
There are five systems of fundamental value in a home.
Everything else is COSMETIC. If the inspector does not clearly identify those issues that are cosmetic, Get a New INSPECTOR.
In case you didn't get the message, fire the inspector. You do not need to be a certified inspector to realize the one you have is detrimental to the buyer by injection unnecessary trauma for cosmetic issues.
I tell my buyer's that an inspection will give them a to do list of all the little things that they would never have noticed and turn up the major things that can change the decision to buy.
It is to everyone's benefit to have a thorough home inspector, as you have described. It is not uncommon to receive a report 30-60 pages in length. The number of pages do not correlate with the number of defects, for each inspector may have a different format to communicate their findings. I've seen reports of 2-3 pages with more major defects listed than a 40-odd page report. These reports are not just for communicating defects, but for communicating factual findings of the home.
Many inspection items are homeowner maintenance items, like resetting a GFI outlet, changing the furnace filter, gluing a loose cover plate, and locating a missing remote control device.
The problem is when a seller and buyer cannot perform even these simple repairs. When that situation arises the parties have to recognize that they need a handyman for everything and pay for it.
If one of the professionals prooves to be working at standards lesser than what our clients come to expect via our recommendations, it would be our duty to our clients not to recommend such company/person.
That what realtors mean by "get a new inspector" - meaning get a better pro for our clients.
Irina Karan, CDPE
Beachfront Realty, Inc.
Yes, many of the items found by the home inspector are minor, but they Buyer needs to know about them.
If I run into an alarmist inspector I just don't use them a second time. The more negative an inspector can be the more likely they will be to avoid a claim on their insurance, but they run the risk of not getting repeat business.
Don't use this guy again, if you have a choice, and check with a good builder to get a second opinion.
If this is a repeat experience, then yes, ask if the person is even experienced (maybe he is not) - and get another one...
There are rules, though, that inspectors are governed by, as to what they can or can't do.
They don't have "X-rated" vision as to latent defects, and they can't deface the property to see what's hidden somewhere behind that wall, they can't knock on every tile to see if it is attached properly...
All in all, if the main points of the house (listed by Annette) are sound, the inspection served its purpose.
Beachfront Realty, Inc.
You can get a second opinion or spend a little more time learning about the inspector, reading the contract and Standard of Practice.
A home inspector should provide a Standard of Practice before the inspection. It's important that the inspector ensures that, before the inspection begins, the client has a realistic idea of what is and isnâ€™t included. InterNACHI inspectors for instance, could include a â€œSystems Excludedâ€ page detailing whatâ€™s not typically included as part of the General Home Inspection. This page may also mention that the inspector offers some of the stated exclusions as ancillary inspections, if that's the case.
It is not an inspector's duty to find every defect, big or small. That is why so many of us have the following in this first line of the contract:
"INSPECTOR agrees to perform a visual inspection of the home/building and to provide CLIENT with a written inspection report identifying the defects that INSPECTOR both observed and deemed material."
Itâ€™s not good to miss something on an inspection, but, because they are human, sooner or later, every home inspector is going to miss something.
Since each contract addresses the nature and extent of repairs, it becomes our responsibility to work within these perameters and guide the buyer through this sometimes difficult task. Since inspectors are trained and licensed and generally know what they are doing our position may be one of figuring out what to do with the fall-out.
I would agree with Deena.....if an inspector is thorough beyond reason, I'm going to think long and hard about recommending them for future inspections.
Hope this is helpful.
With that in mind, every half-hour or so, I ask the inspector to recap the defects in order of importance. Since they almost always start with the outside, we've dealt with the roof, gutters, siding, windows and trim, earth-to-wood contact, so we've got a priority list established right after the first act.
So when we get inside, and the inspector is going nuts about the reversed polarity of a living room outlet, we have the ability to put that in perspective - is the roof a major problem, or is this electrical fix really our biggest problem? A $10,000 problem, or a service call from an electrician?
This way, as the inspection moves on, the buyers can keep newly-discovered defects in perspective and not be overwhelmed by them.
So try having the inspector do a recap after the outside evaluation and after each floor of the house. This way, you both can maintain your professional integrity, and the buyer will be well-served.
All the best,
Any defect on real property is information a buyer should know. It is up to the buyer to determine if the defect is worth of attention or not.
If there is concern by the buyer that the defect is a concern, then hire a pro to investigate (plumber, electrification, HVAC repair, roofer, etc.).
Green Home Realty