Apr 09

Five Tips for Improving Your Inspection

The quality and smoothness of your home inspection depends greatly on the inspector’s ability to access all of the important areas of the home and be in a position to evaluate all of the home’s systems and components.

Below is a list of simple tasks which, if done by your seller, will make for a better outcome for all other key stakeholders.

  1. Request seller vacate property during inspection. In my years of inspecting homes, rarely has the seller’s presence helped the process and more often than not raises anxiety for your buyer and impedes the inspection process.
  2. Clear a path to electrical panels, water shut-off valves, attic hatches, crawlspace openings, fireplaces, storage rooms and sink cabinets.. Relying on the inspector to move furniture and other personal property opens the door for the inspector to not have needed access to everything or having a disgruntled seller on your hands when they seller comes home to find their belongings have been moved.

Home For Sale

  1. Replace burned out light bulbs. Having light fixtures which don’t operate leaves room for uncertainty for the inspector and ultimately your buyer and uncertainty can lead to buyer indecision
  2. Remove animals and clean up yard from animal waste. Having your buyer exposed to barking dogs or stepping on a dog pile while walking the yard can marginalize your buyer having a positive emotional experience.
  3. Make available remote controls for fireplaces and ceiling fans. Don’t count on an inspector being able to find the remote control to the seller’s fireplace or passing the fireplace off to your buyer as operable when the inspector is not able to operate fhe appliance.

Bring it all together your efforts in doing what you can to implement these tips with the seller will improve the outcome of your inspection.

Feb 05

Identifying 4 Types of Defects In Your Report

Your home inspection should identify four types of concerns regarding the condition of your home. The four types of concerns should be evaluated as part of your decision to purchase or not purchase the home.

  1. Major Expense – Repair or replacement of a home’s system or components which would be equivalent to $3,000 dollars or more to remedy.
  2. Critical Repair – Repair or condition which, if not addressed, could lead to a major expense.
  3. Marketability – Condition which could hinder your ability to sell the home to another buyer at a later date.
  4. Safety Hazard – Condition which poses an unreasonable risk to the occupants of the home.

An item or concerns which falls into one of the above categories should be considered a defect and be identified as such in your home inspection.

Home Repair

Jan 29

Now That You Had Your Inspection

Now that you had your home inspection you want to ask yourself what items on the report you can handle “as is” and what items you want to negotiate with the seller. This article offers a three possible approaches to consider in how you move from your home inspection to closing.

Arguably, the best option is to add a reair list to an addendum in your purchase contract. Taking this approach may cause extra hurdles with your lender and runs the risk of the buyer not being completely satisfied with the repairs. however offers a strong contractual position if the repairs aren’t performed to the buyer’s satisfaction.

Another option to take after your home inspection is to ask seller for a discount off the purchase price equal to the value of repairs.  This is probably the most straightforward approach and lets the buyer conduct the repairs on their own timeline according their own preference who in who handles the repairs. The drawback to this approach is the possibility of repairs costing more than what was allotted for in the discount.

The third approach is drafting a letter to the seller outlining the repairs to be completed before closing. Although this approach has an advantage it opens the buyer up the possibility of the repairs either not be completed by closing or not being completed to the satisfaction of the buyer and then not having the terms spelled out in the formal contract.