Written by John Klima
Now that a home inspection is a part of so many real estate purchases, it is probably a good idea for the agent to have a strategy for dealing with the home inspection, rather than just letting it happen and then dealing with the consequences. There are things the agent can do that can expedite the process, and at least to some degree, direct it.
Many inspectors will include in their reports items which may seem to you so trivial as to not be worth mentioning. If you can look at this from the inspector’s (and the buyer’s) point of view, it may help to understand the justification for this. When the inspector makes note of these minor items, it instills confidence in the buyer.
It indicates that the inspector really did look closely at the house and was thorough. Conversely, if these items are not mentioned in the inspection report, the buyer is certainly going to discover them when he moves in and will wonder why the inspector did not mention them. This can lead to the “I wonder what else he missed?” frame of mind, when in fact the inspector did not “miss” those items, he just felt they weren’t worthy of mention. This can cause the buyer to conclude that he didn’t get a good inspection.
The kinds of things that are involved here are: the kitchen cabinet door that is falling off its hinges, the door knob that is falling off, the dripping faucet, the toilet that won’t stop running unless you jiggle the handle, the funky light switch that doesn’t always work, the receptacle that is loose in the wall, the range burner that won’t light from the pilot, the bedroom door that rubs on the jamb and won’t close, the closet door that is off its track, the broken lock on the patio door, and the like. All of these things require a minimum of effort and expense to correct. If you can persuade the seller to correct them when they first list the property, it will make the inspection go much more smoothly. The inspector can concentrate on the structure and the major systems of the house, which are the things we are supposed to be primarily concerned about.
If there are ceiling or porch light fixtures with burned out bulbs, it is a good idea to have them replaced before the inspection. Some inspectors will take the trouble to get the ladder, remove the globe from the fixture, and insert a tester or bulb to determine if the fixture actually works. Many inspectors will just report that the fixture doesn’t work, or is defective; another thing to add to the list. If the inspection report does include a number of trivial items, the inspector should make it clear to the buyer which of the items are minor, and which are important, if it’s not self evident. Even so, the fewer items there are of the little defects, the happier everyone concerned will be. Some buyers can be intimidated by a long list, even when not all items carry the same importance.
If the access hatch to the attic is in the ceiling of a closet, the seller really should remove whatever is necessary to give access to the hatch. If necessary, cover any clothes beneath the hatch with a sheet to prevent dirt or insulation that falls out of the attic from getting on them. Similarly, there should be a clear path to the electrical panel, and if there is a crawl space under the house, the entrance to that should not be blocked.
If the inspector has also been asked to do a radon test, or even if someone else is conducting the test, it is critical that the seller be advised that the house must be closed up for the 12 hours prior to the test and for the 48-96 hours the test is being done. If the inspector arrives and finds the house has not been closed, he has no choice but to delay the start of the test. These test conditions are mandated by the EPA, not the radon tester. If it is summer and the house is not air conditioned, the seller may very well refuse to have the house closed up for two and half days or more, and one can hardly blame them. These matters should all be discussed and agreed to ahead of time.
If you plan to attend the inspection, you should allow ample time. It is very unnerving to the buyer to have an agent constantly looking at his watch and asking “How much longer is this going to take?” It makes him feel that the agent doesn’t consider the inspection very important. My average inspection takes three hours, but unknowing first time buyers with a lot of questions can prolong the process by an hour. I feel obligated to spend however much time it takes with my clients to make them feel comfortable with the inspection. I prefer to review the report with the clients at the end of the inspection, to make sure they understand it.
In my opinion, the inspector should not be involved in the question of what the buyer will or will not ask the sellers to repair unless the agent specifically asks for his input. To a large degree this is determined by the language of the contract, although there are certainly some gray areas in that regard. I feel that the experience of a seasoned agent is the buyer’s best guide as to what to negotiate. If the inspection report includes ‘guesstimates’ of how much it will cost to repair something, I recommend that the client get additional estimates from contractors.
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John Klima has almost 30 years of experience in the field of inspecting residential, commercial and multi-family properties. He is a Maryland licensed home inspector and has inspected over 10,000 buildings. |
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