This is a question I get from time to time from both customers and clients alike. As a REALTOR® who practices careful risk management, I always recommend that a home inspection be performed. Thankfully, I don’t ever recall a client not taking that recommendation.
My answer to the question generally goes along these lines. “I’ve dealt with a lot of home inspectors over the years, and I’ve never run across one that rates an entire house as pass/fail.” Houses are made up of several systems, and home inspectors test each one, and each of the components that make up a system. For instance, there's the infrastructure, electrical systems, plumbing systems, heating and air-conditioning, etc.
Remember too that before you put an offer on the house, we certainly would have visited, and gotten a general feel for the condition. If the overall condition looked too bad, in all likelihood you wouldn't have written an offer.
While there is no pass/fail that I'm aware of in a home inspection, there are certainly opportunities to cancel the agreement if the home has too many issues. Generally, we would like to see the seller repair significant items on the home inspectors report. If they're unwilling or unable to do that, you have remedies in the home inspection addendum to continue on, or terminate the offer.
It's important that you and your agent carefully structure the home inspection addendum so that you have options. It's also critical that the dates you specify for items to be completed are met.
Remember too, that asking the home inspector if he or she would buy the house themselves, is not generally going to get an answer. There will be a lot of dancing and shuffling around…but no real answer to an unfair question.
The key take away here is that the offer is structured properly, and all of your date obligations are met, so that you're in control if too many issues from the home inspection arise.
Richard Iarossi, REALTOR®
Long and Foster® Real Estate, Inc.
Crofton, MD 21114
410-451-6255 Office
443-995-9595 Cell
Web: http://www.RichSellsHomes.com
eMail: Rich@RichSellsHomes.com
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Rich Iarossi is a full time licensed REALTOR®, working in Crofton, MD. My coverage areas are: Anne Arundel, Prince George’s, Howard, Calvert, Queen Anne, and Baltimore City and County. I specialize in residential real estate, working with both buyers and sellers. Use the registration free search on my website at www.RichSellsHomes.com. If you’re not already working with a REALTOR®...I can help. Call me at 443-995-9595 (Cell) or 410-451-6255 (Office).
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H-m-m-m, I did not know there was a "Pass" or "Fail". I thot we just gathered information and let the buyer make that decision...
MIKE: I can't tell you how many buyers think that you guys are giving the home a pass/fail rating. Maybe you don't see it, but Realtors certainly do.
Rich - I am glad to see that you wrote that there is no "pass/fail" on an inspection. The inspector should present an unbiased report on the condition of the home and its systems. It is up to the buyer(s), with our consulting, to make that ultimate decision on whether or not they can accept the conditions of the home, negotiate the desired repairs, or move on to the next. Good advice for the seller is to get a sellers inspection that is usually a bit less cost than the buyers but does give a good feel for the condition of the home and the ability to affect some of the fixes before the inspection.
Does a house actually fail an inspection? I feel it just does not meet my client's expectations Rich...
Rich - Excellent point. I've had this question many times over my 14-year career, and my answer is much the same as yours.
I have to say in my 12 years as a Realtor I have never had that question, pass or fail. Although I have had a number of clients not take my advice and not get a home inspection. You can lead a horse to water.....
Hi Rich:
I've heard this, pass/fail question also, kind of like going to motor vehicle I guess...
Love that photo, if there was a pass/fail, I'm going to guess that property would fail miserably.
Even our short sales don't get failing grades....with "traditional" sales we have the homeowner address anything that is obvious and try to avoid any walking due to inspection issues.
I'm thinking the house in the picture was one that didn't pass? And, you can never get an inspector to give a definitive yes or no to much of anything since then they would be liable (a lot like lawyers) but a good one will tell you what's really bad!