Home Buying in Torrance>Question Details

Uclacpa, Home Buyer in Torrance, CA

Have a old property inspection report from listing agent (6 months old from buyer who backed out). Should I spend money on another property?

Asked by Uclacpa, Torrance, CA Wed Dec 2, 2009


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Dear Ucla,
I can understand that you might not want to pay for another inspection, but it's best if you do so that you can present a current inspection for the potential buyers.
1 vote Thank Flag Link Sun Feb 28, 2010
Hi Bruin,

Pay the $250 and get a new one. Inspections are pretty much always worth the money (considering the alternatives which can cost you tens of thousands of dollars.) Best of Luck.
1 vote Thank Flag Link Mon Jan 18, 2010
It will be the best few hundred you spend for the biggest investment of your life. Plus, talk to your CPA about writing off the closing costs for the home purchase (home inspection included). If the inspector is reputable and you are comfortable with him, you can always have him come back out for a follow up investigation and perhaps secure a much lower price this round.

This is where having a solid Buyers Agent on your side will help enormously. They will not only advise you on such matters, but help negotiate either repairs or credits that the inspection may reveal. Good luck!
0 votes Thank Flag Link Sun Feb 28, 2010
Yes by all means much can happen within 6 months HOW do you know if the report HAS NOT been altered to seller benefit. You want professionals who represent buyer not seller therefore be truth of matter

National Featured Realtor and Consultant, Texas Mortgage Loan Officer, Credit Repair Lecturer
Follow me on Twitter: http://twitter.com/Lynn911

0 votes Thank Flag Link Fri Dec 4, 2009
Agree on everyone's advice. In addition, the old report was done for and on behalf of the previous buyer. If you do find something that was missed, you have no recourse. No gaurantee with the old one. Get a new one. The new inspector may not find any additional items but follow the advice of agents who have had clients either not get an inspection or use existing ones (always against our advice)....those are the deals that we get the most post closing phone calls on.
0 votes Thank Flag Link Thu Dec 3, 2009
Could termites have moved in and eaten a lot during the summer? Could ants have taken over some part of the house? Could bees have built a nest in the walls and have it full of honey?

The answer to ALL of the above is yes. It is also possible something happened that is a new problem. It is also possible that something big was missed.

If you are buying the house for almost nothing maybe you could take the risk and save the cash.
BUT if you are paying a good price for it around normal market rates a new inspection by someone else would be cheap insurance. Who knows what was missed? Only another inspection can say for sure.
0 votes Thank Flag Link Thu Dec 3, 2009
Great advice from thoughtful Realtors. A significant amount of my home inspections included revisions and addendums due to follow-up conversations with my clients and the selling agent. Also, follow-up inspections by specialists (chimney expert, sewer line video company, mold specialist, etc.).

If you think the last home inspector was thorough (compared to what?) ask him/her about a re-inspection. This is usually a discounted fee depending on the scope which may include verifying repairs and reviewing major systems.

Last month, a Realtor suggested her client save money and use an old inspection report. Turned out that the home inspector wasn't very thorough in the beginning. Lots of surprises and no one to resolve issues except the Realtor's E & O insurance.

Great source for local/qualified home inspectors: http://www.creia.org
0 votes Thank Flag Link Thu Dec 3, 2009

A current inspection is vital to protect your interests....cutting corners will only invite potential problems.

Between the last inspection and today, a world of problems could have occured......it would be best to know what they were.

Good luck
The Eckler Team
0 votes Thank Flag Link Thu Dec 3, 2009
Yes, not only do you not know who good that ispector was... that report is only good for the moment in time it was written about, many things could have happen to the property in 6 months... burst pipes, blown breakers, missed tapped wires... cracks in the foundation etc... you are spending a lot of money or getting a loan for a sizable amount... why would you scrip on a $400 or less property inspection and know what you are buying? get a new inspection... do your due diligance! Good luck!
0 votes Thank Flag Link Thu Dec 3, 2009
Sure, why wouldn't you? This is a big expensive item you are buying: a home! An inspection is only a few hundred dollars, and an educational experience you will never forget. Walk with your inspector, climb the ladder and look at the roof with your inspector (some might not let you walk around up there), and bring some old clothes or coveralls, and crawl down in the crawl space with your inspector.

You'll learn a ton of useful information, not only about what needs repair or replacement, but also about what is working correctly, and many preventative maintenance tips.

Read the old report, but do get your own. It's well worth every penny!
0 votes Thank Flag Link Wed Dec 2, 2009
You not only SHOULD get an updated inspection, prepared for your by an inspector of your choice, but if you are purchasing FHA you will need to fill out a form that states you WILL get a home inspection. You can waive this right, but you may jeopardize your loan.

Good luck on your home purchase and Dare to Dream.

Shel-lee Davis, CDPE
Your Real Estate Consultant for Life
RE/MAX Palos Verdes Realty
0 votes Thank Flag Link Wed Dec 2, 2009
I'll add my 2 cents and agree with Mark.

Absolutely have your own home inspection done. You have no way of knowing how competent the other inspector was..............and since it's 6 months later, there could be other issues that have recently popped up. Items can break overnight!

This is too big of a purchase to skimp on a new inspection!

Good luck.
0 votes Thank Flag Link Wed Dec 2, 2009
I am ALWAYS going to recommend a home inspection. Above all, in many states the Home Inspector is only liable to the party that purchased their services. This means that if they missed something big, you have no recourse. They would also have the ability to say that a lot could have happened in the 6 months since their inspection (and they would be right). Since the cost is so minimal, this is NOT the thing to be thrifty about!
0 votes Thank Flag Link Wed Dec 2, 2009
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