Answers to Your Home Inspection Questions

JIM JOHNSTON

MICHELLE HOPKIN

LEXY KRAUSE

ALAN BEAL

For many buyers and sellers, the home inspection step can be a daunting one— and they may have questions for you! Can a home inspector tell them whether to make the purchase? Do they have to read the report? What if the inspector refuses to go on the roof? And what if they disagree with what the inspector has to say? If you don’t know the answer to these questions, never fear! Home inspection professionals weighed in on how best to help your clients through the process.

The main thing that buyers need to know is that we have their best interests at heart,” says Jim Johnston, Owner of All Around Inspections. “We look for major defects in a house—but we find numerous minor issues in the process.” “The home inspection is designed to give the buyer a good understanding of the overall condition of the property, the types of expenses they are likely to incur moving forward, and how to maintain their new home,” say Lexy Krause and Michelle Hopkin of ProTec Inspection Services. It’s important that buyers are realistic with expectations, says Alan Beal, President of Mid-Atlantic Inspections. “It’s like buying a classic car,” he says. “A baby-blue 1955 T-bird won’t have seatbelts or air conditioner. So don’t expect a house built in 1955 to have all the amenities of a modern one.” Jim agrees: “Older houses tend to have more minor issues than new houses. Older houses won’t be up to today’s codes, and our standard is, ‘Does it work as intended?’” “

CAPITAL AREA REALTOR ® — Spring 2020 Alan encourages buyers to put themselves in a seller’s shoes when it comes to things like outdated appliances. “Is the issue urgent, or is it just cosmetic? Is the broken window going to let winter air in, or is it just unattractive? If you were the seller, would you have paid to fix this?” he urges buyers to ask themselves. The pros say it’s helpful for a buyer to be present for the inspection. “I prefer to have the buyer present so I can talk about aspects of the inspection that might not make it into the report, such as maintenance issues and possible improvements,” says Jim. “This is a visual inspection and we can’t see hidden defects, but we do know when something doesn’t look right.” “There’s a lot of information conveyed verbally during the inspection that doesn’t make it into the report,” confirms Alan. This is also a great opportunity to ask an inspector in-depth questions about the home without the seller being present. “By not attending the inspection, the buyer will miss out on a wealth of knowledge the inspector can offer regarding maintenance tips, prioritizing projects, and

alternative solutions they may not have considered,” says the ProTec team. “Most people find it to be a fun experience!” Even if a buyer has waived the inspection contingency, that doesn’t mean they can’t have an inspection. “People will say ‘this deal is as-is,’ but an inspection helps define that ‘is,’” says Alan. New construction, flips, and condos also still need to be inspected; a county inspector isn’t going to be looking for the same kinds of issues. And sellers, take note: If you’ve been meaning to fix something, now is the time! “Replace lightbulbs,” Alan advises; buyers will frequently interpret a burned-out bulb as a greater electrical issue. “Clean the gutters once a quarter—almost all water problems in basements have to do with poor roof water management. Don’t light scented candles or use plug-in air fresheners; if there’s an odor, fix that. And make sure your sump pump is working.” The ProTec team says one of the biggest mistakes a seller can make is not getting a pre-listing inspection: “The pre-listing inspection will allow you to get a feel for what will come up on a buyer’s home inspection and devise a strategy with your real estate agent on how to deal with it.” “Concerns about an old roof or HVAC system can be headed off by providing a roof or HVAC certification. The seller should also hire a handyman to get as many of the minor repairs and cosmetic issues fixed as possible to avoid the appearance of a poorly maintained home,” says the ProTec team. All of the experts say that sellers should make sure the paths are clear to service panels, HVAC systems, and crawl space access points. Once the inspection is complete, say the pros, actually read the report! “Buyers shouldn’t ignore items that are brought up in a home inspection. Deferred maintenance almost always leaves a costly repair,” says Alan. Meanwhile, if a seller disagrees with the inspection, it’s not the end of the road. “They should get a written second opinion from a qualified licensed contractor who is a specialist in their field,” says the ProTec team. “Documentation is helpful. Just because we find a defect, doesn’t mean that the seller is required to repair it. They may need to get other professional opinions to document the concerns,” says Jim. “The report is a negotiating tool as well as for informational purposes.”

So how should your client choose a home inspector? In many cases, you get what you pay for. “The cost of the inspection is generally a reflection on the quality of the inspection. Good inspectors go through extensive additional training far above the basic licensing requirements and minimum standards of practice that most inspectors follow,” say Lexy and Michelle from the ProTec team. “A cheap home inspection may end up being the most expensive thing you will ever buy. It could cost you thousands of dollars in the long run due to obvious defects being overlooked by an inexperienced inspector,” they continue. Alan says it’s helpful if the inspector has construction experience, and if they’re a member of the American Society of Home Inspectors. He advises asking inspectors for sample reports to see if their communication style is compatible with the client’s. Plus, he advises, ask them if they go on the roof! “For some reason, most inspectors don’t,” he says. “It’s not a requirement. But if you overlook a problem, it’s going to be in the place you didn’t go.” At the end of the day, it’s important to remember that home inspectors aren’t miracle workers. “Home inspectors can’t see behind walls; we don’t necessarily use specialized gauges and equipment,” says Jim. “We don’t turn on shutoff valves or light gas-fired equipment.” “Home inspectors aren’t deal killers,” says Alan. “There’s no pass/fail, no grades, and no ‘scores.’” He says buyers often ask him “Would you buy this house?” But that’s not a question he can answer. “Some buyers are under the impression the home inspector will give them a complete list of house defects and eliminate any future problems from cropping up after they move in,” say the ProTec team members. “The inspector looks for the visible major expenses and safety concerns that exist at the time of the inspection and the types of concerns and expenses a buyer can expect moving forward.” “No home inspector is able to warrant against current or future defects.”