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Richard, you get my vote for a "feature" on this one---very well said.

Richard, you're right. Some do not know how to disguise between their personal opinion vs a professional opinion. The "killer dealer" is just to opinionated.

                    ~ Life is Good

Semantics can be everything. It's not always WHAT is said, it is HOW it is said. One of my favorite home inspectors, Joseph Lang from Pillar to Post is ecellent at this. He is honest but phrases everything to where it is not scarey to the buyer but more informative.

Charles, Thank you. I always enjoy reading your posts.

Roy, Home inspections are not the place for opinions, only facts.

Keisha, I agree. A good home inspector knows the difference between what is important and what isn't...and can communicate that to the buyer.

Richard, I liked your post. I have a list of three home inspectors that I can give to the buyer and let them choose. That way if for some reason they didn't like them, it was their choice.

Dawn, I do the same thing and other service providers as well. It's a good practice.

At the moment, I have only 1 home inspector I recommend.  I don't have the confidence in any one else yet.  I completely agree with you the HI isn't the deal killer, the condition of the house is...Hadn't thought of it that way before!

Richard - I agree 100% with everything you said. I also see two other inspectors also agree. We are just doing our job to the best of our ability for the person that hired us, the consumer. We need to continue to educate the seller to prepare the home for sale; therefore the end result a smooth sale and everyone goes home happy.

Richard,

Great topic. My first comment has to do with the tag of "Deal Killer". I have been called that, way too many times. My response is this, "I have NEVER killed a home deal, but I have had a few commit suicide".

I do agree mostly with the comment that we are there to present FACTS. However, we are also there to give our professional opinion. In fact the term "professional Opinion" is list in the Standards of Practice of ASHI Section 2.2.B.1 "The inspector shall: Report: on those systems and components inspected which, IN THE PROFESSIONAL OPINION of the inspector, are significantly deficient or are near the end of their service lives".

We are paid to give our professional opinion. It should be based on facts, but it is still an opinion. When a structural engineer examines a house, they are giving their professional opinion on the issue. 

I have never found it necessary to make plumbing pipes leak, or mess up the inside of an electrical panel, yet I have been tagged "deal killer" because I called attention to it. I'm just the messenger.

Jack, The opinion I didn't convey quite clearly has to do with comments I've heard from some home inspectors. For instance, a home inspector checking an AquaTherm furnace said to my buyers, "I would never own a home with one of these furnaces. You need to get a new furnace as soon as you buy the house." Totally unprofessional and uncalled for and of course the furnace tested out just fine. He injected his personal dislike for that type of furnace where it didn't belong. Thankfully, there aren't too many home inspectors out there like him.

Natalie, We're always encouraged to recommend at least three different service providers.

Carl/Ceil,  We all have to live with the job we end up doing. Do the best for your client and you can never go wrong.

Richard, I always shake my head when I see or hear the words "deal killer" when describing a home inspector.   Goodness, who ARE we working for?

So right, the house is the problem, inspector is doing their job!

Hey, Richard.  I'd recommend 3 if I had 3 good ones I knew about.  We had Virginia's (VAR) legal counsel out for legal updates last year, and he said that if you try to protect yourself by giving out 3 cards, and one of them is bad,  you're not protected.  You're better off giving just one name that you trust.  The 3 card thing is a cop out if you don't have 3 good people to refer to.  I found that to be very interesting and took it to heart.

A lot can be avoided (communication and misunderstanding, that is) with a few minutes discussion at the start. With the inspector present I tell the clients what to expect... how the inspection will break into three parts (issues that may effect the transaction in some way... usually critical defects, issues that it will be nice to know but are not or may not be critical to the purchase and a whole lot of informational items that are good to know going forward as a home owner. I also emphasize that an inspection is not a price re-negotiation. I use the toughest inspectors I can find...always from a list of three or more and depending on the client I may use different inspectors too... a first time home buyer may need someone that is a little more informative about the house systems and maintenance where as a seasoned investment buyer may just be interested in major flaws or defects.

Kris, There is a school of thought out there that because of the commission that agents will do anything to try and keep a deal together. Even if its not in their clients best interest.

Brad/Angelina, It's always the house but the buyer gets to decide whether they want to continue.

Natalie, Interesting take by the lawyer but I'm not comfortable with that approach.

Perrin, Good advise. I also use home inspectors who can teach first time homebuyers about the systems they will be responsible for after settlement. And I agree, a home inspection is not an opportunity to make it a new house.

Richard, I agree.  Anyone who is afraid of the inspection being a deal killer should be weeded out of the business.  Great post.

Good post, I agree wholeheartedly with your comments!  In Virginia I use to give three home inspector names to the buyers. But, I feel if agents have one inspector that is trustworthy that is good enough.

You nailed it oretty succinctly - it is the home condition!

Very good point - I highly agree that home insprctions are an integral part of the home purchase, especially in the REO Sales sector of the market.  Protect your buyers investment and your integrity -

To me a deal killer is a mortgage person telling me no problem then nixing a deal at the last minute. If you buy a used car, the mechanic will ALWAYS have a laundry list of items. To assume a home inspection will not have the same is just plain ignorance. Agreed, weed them out, our profession does not need folks with a "me" mentality...

Very good article, Richard. It is not the home inspection that kills the deal it is the condition of the home!

Darla, Thanks. Agents should always be advocates for their clients.

Rebecca, You're the second person to comment about only giving one name for a recommendation. I'm still giving three.

Gary, Thanks. It's pretty basic but sometimes we need to be reminded.

Steve, REOs are a whole other problem.

Frand/Jodi, I believe financing is the single biggest problem for contracts falling through. Sometimes its the lender, sometimes its the buyer.

Suzanne, I've seen some pretty bad homes and the buyer still went through with the purchase. Mainly because the problems were cosmetic and they got a good deal.

I highly agree that home insprctions are an integral part of the home purchase. We must be a  advocate for our clients.We  all want to make money, but in the end doing it right will bring more respect and business.

You need to be able to depend on your mortgage broker and your inspector, just like you depend on all of the people involved in making your transaction a succesful one.

Mostly our worries are the ones involving the unknowns, like a stubborn seller or buyer. People who are completely rational until the negotiations begin and will kill a deal over a warranty or something stupid like a 50 dollar repair. I had a deal go south over $50, after doing everything including absorbing addtional costs with the other agent.

It was my client being a total asshat. I finally dropped them like a hot patato. They had 3 more deals fall apart until they finally sold the house with another agent. By then, they had completed all of the repairs they originally balked on.

I have no problem with a good home inspection.  However, the overwhelming majority of agents and that attitude of most agents in New Hampshire is that the buyers should take the house as it is (unless a MAJOR structural flaw).  As a matter of fact the standard contract provides that a seller can cancel the contract if the buyer merely requests that the seller do something after the inspection!

I always recommend a home inspection, and while I always give the client a list of several home inspectors and inform then that they can use any inspector they choose (on or off the list), I normally steer them to one who is among the most thorough in the Las Vegas area.  But, an inspector with a lack of people skills can be a deal killer when the buyer is present for the inspection.  Even a new home is going to have flaws.  A home on the resale market should be expected to have even more, some of which may be major.  If the seller is willing to correct them before close, these deficiencies do not have material effect on the value of the property.  As an agent, I want a thorough and detailed inspection.  I want an inspector who can discuss the inspection without turning an excited first time home buyer into a paranoid ex-buyer.  Most inspectors I have worked with over the years are great.  The wrong one can be a deal killer.

Nancy, Doing it right will also keep us out of trouble.

Noqui, I have a number of service providers that I count on. They've never let me or my clients down. Wow, losing a transaction for $50 is pretty bad.

Joan, Here in Maryland its more of a negotiation to have items repaired. The seller can choose not to repair anything but than the buyer can walk away.

Stephen, A home inspectors bedside manner with a client is important. They should be able to convey whats important and what isn't.

Richard,

Wow, opinions, facts, views, experiences, particulars, details, specifics, data.

The inspection process or industry was created by a hole in the Real Estate industry.  Disclosure.  This scary word has cause rookies to the most experienced Realtors to lose sleep.

The inspection industry was originally viewed as a risk management tool for the Realtors.  Now it has moved into a perceived liability for many.

Inspectors should be interviewed by Realtor before recommending or referring.  Time should be spent to review work, review report, and review references.  The inspector works for your client but they are part of the Realtors team.

Inspectors are a risk management tool, but only if that tool is managed by the Realtor. 

Education, consistency, standardization, is needed in our infant industry.   The Real Estate community can help mold our businesses by consistently using quality control skill sets and communication.

I thank you for the opportunity to comment.

Dave Park - The Maverick Builder

There are 'deal killers' out there, I'm lucky to have only met one...  It was his 3rd inspection for that client, he gave more "personal opinion" than professional and had the buyer in tears by the end of the inspection. 

Richard you have made some great points. I think the big issue with me is integrity, I Do not want my buyers to be going into a house that is falling apart around them. Sure you make the quick buck but what about possible future dollars from referrals or the buyer buying and selling again. I have two home inspectors that I use and trust. My name is more important to me then the Dollar is.

Rich...

When I give my buyer a list of home inspectors, it's because they are the best in the business, and I want them to determine the true condition of the house, and if that means killing the deal, so be it! I don't want MY CLIENTS buying a pig in a poke!

BTW, we look good on the feature dashboard together, don't we?

I totally believe in Home Inspections and I would not sell a house without recommending one.  I think the buyer has the right to seek out and discovery exactly what they are purchasing.  Some things cannot be seen with a walk through.  But I do have a problem with Home Inspectors that point out cosmetic items that are totally visible to the Purchaser and really don't have anything to do with the condition of the property.

Debbie

Dave, If you truly have your buyers best interest at heart, inspections are not a liability for an agent. I don't know too many home inspectors that want Realtors to have that much control.

Deb, Like the occasional agent, there is the occasional incompetent home inspector. If they take pride in trying to kill a deal they won't be around long. Facts, not opinions are what matters.

Sean, I agree. It makes no sense for an agent to let a buyer purchase a house that has problems. It will come back and bite you every time.

Richard, Spoken like a true agent. When you have your buyer's best interest at the forefront, you'll never go wrong. Looks like Richards rule today.

Debbie, A lot of what goes on in a real estate transaction, including home inspections, are a cover your butt protection. Good home inspectors are able to explain the difference to the buyers.

Hi Richard,  Like you, I don't buy the premise that agents avoid certain inspectors because they are too thorough.  It is that attention to detail that gives the buyer a sense of confidence with the purchase.

On another side of that coin there are home inspectors and then there are home inspectors.

I find that some are alarmists that can point out a real or perceived problem in the most negative terms possible that often scares buyers while other can point out the same thing in a totally different manner with vastly different results. 

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Richard – I agree 150%.  What we as agents need to do is prepare oure clients for what will be on the home report.  My inspector is very detailed.  I tell my clients the reason for a home inspection is to find the costly items that need to be repaired and items of health and human safety. If you’re buying a used home, it is just that used.  Don’t expect the sellers to put it in new condition and not pay a new price! 

Bill, Some home inspectors think thats why they don't get recommendations from Realtors. A good home inspector protects the buyer and the agent.

Jim, I agree. Effective communications is essential. Especially when dealing with first time home buyers and single women.

Tami, That's a very important point that we always need to communicate to our buyers. This is a resale and the purpose of the inspection isn't to try and make it a new home.

Great post Richard

I am disapointed to hear that more agents don't see it this way.

Let me tell you, if the house has defects that you try to sweep under the carpet, the buyers will take everybody and everything down with them in a law suit.  No party will be immune to this.

Here is the thing, if the buyer wants to work with you, they are indeed going to buy through you.  Move on to the next house if that is what needs to be done.

I think it's imperative that a buyer have a home inspection done so that they can make a decision after having the benefit of this information.

Sure wish the world was just filled with people who did their job correctly - we wouldn't even have to have this discussion!

Hey Susan, can we get a difinitive definition of "correctly" please?

Richard, I couldn't agree with you more -- home inspections are critical. 

Most home inspectors are great!  My only beef is with the ones who report things just to make the buyer feel like they are getting something for the money they are spending.  There is one inspector in my market who does the same ridiculous thing with every inspection that he does.  He tells the buyer that the home does not meet current safety standards and scares them to death!  He doesn't bother to tell them that the home was built according to the safety standards the actual year it was built.  He makes buyers afraid to purchase and the ones that don't run ask for all sorts of ridiculous things that aren't critical issues and that in itself kills the deal.

Richard - agreed. I have been very pleased with the inspectors I have worked with, for the most part. There have been a couple in the past back East that I think really stepped beyond their professional role in terms of advice they gave the buyers and it also put them at risk I think.

Jeff

I want to protect my clients also... Which make me sleep better at night.

Richard, Loved how you said the "Home Condition" would kill the sale.  AMEN!  Alabama is the sole remaining Buyer Beware state.  Can you believe that?  Makes me crazy.  I always INSIST on a home inspection.  The more thorough, the better, whether I have the buyer, or the seller.  It's the old golden rule...I sleep very well at night knowing I do the right thing! 

A buyers inspection is a must and I have three inspectors that I recommend but I have one horror story to share about an inspector that the buyers picked out of the phone book. He told them after the inspection that the brick work wasn't up to code and actually recommended ONE company to correct the problem. The deal was going down until the sellers actually called the recommended company anyway and their inspector said that there wasn't anything wrong with the brick at all. The deal closed and the inspector is doing something else now.  

I always recommend a home inspection to my buyer-clients, but I stop short of recommending a home inspector.  If they ask (and they usually do), I'll provide the contact info for three local home inspectors along with the caveat that they should also ask their friends and relatives for their recommendation.  The information I provide at our first appointment has one of my brochures about what to look for when choosing a home inspector, lender, etc. and, more often than not, buyers choose someone based on that criteria.

You are so right about home condition, but there are some home inspectors that can't communicate or explain about the condition.

Richard: I recommend ALL Buyers to get a home inspection as some things are not noticable to the bare eye and as a Realtor, I don't go under homes, or on the roofs ect.

Mark, I think more agents see it this way than not. Of course, thats coming from an agent, a home inspector might see it differently.

Christine, If I have a buyer that doesn't want to do a home inspection they have to document that for me.

Susan, I can only control what I do.

Charles, There's the rub, isn't it? For me, its adherence to a standard methodology. That being said, sometimes "correct" doesn't meet buyer/client expectations.

Linda, I would step in and ask him to explain further.

Jeff, I know my job as an agent and don't overstep those bounds. Home inspectors are held to the same standard. I see it frequently on their comments with regards to HVAC and electrical issues, at times.

Marlene, Do the right thing and sleep like a baby.

Elizabeth, Keep protecting your clients and you also protect yourself in the process.

Frank, Stuff happens and when they get caught, fines, suspension or revocation of license.

Margaret, I tried that approach and got burned. At least with Long and Foster, if you use the contractors on the Service Link connection, they've been vetted by LNF.

Russ, Some may not agree but I consider the ability to communicate the results as a critical component of the inspection.

Roland, Agents always need to be careful that they don't start acting like home inspectors. If you start pointing things out that the home inspector should do you could be brought into a lawsuit.

Richard, I see that in Maryland (as of Jan1, 2008) inspectors in your state do have a Standards of Practice that would provide a modicum of "standard methodology."  The problem is that most of these standards are so "minimal" as to leave a lot of leeway of both interpretation and practice.  States with NO licensing fare even worse I am afraid.  Our profession is in its infancy in terms of expectations and practice----but hang in there----we are getting there, and there are those of us that are pretty committed to making it better.

Charles, I'm curious, Realtors have a single national organization (NAR) but Home Inspectors don't. Is that a problem in your industry or is there room for multiple organizations?

I didn't read all of the comments here so if this has been said I apoligize. I made it through more than half of them. In my state the qualifications to be a home inspector is buy a business license and hang up a shingle. That is not to say there are plenty of good home inspectors here who are certified a.s.h.i and several other designations. This said if I am to recommend an inspector I had better check them our carefully. I have heard from more than one broker that they have had more deals fall apart because of home inspections than any single other portion of the market. Even with that you are correct it is bad homes in my opinion but some inspectors may lack the bedside manor that would be best.

Richard---I actually think it would be more problematic with one organization because of all the regional differences that inspectors have to deal with-----even within states it can be very different.  However I think the individual states are in a better position to establish the Standards applicable to that state.  The bigger the brush---the more generalized the standards must be---not a good thing for quality control in my opinion.  I think as the states establish minimum standards then it will be up to the industry to make itself more meaningful over time.  In time there will be four year college level programs to train home inspectors---now we are struggling to get 160 hours as a starting point.  The market place can be a powerful leveling factor----as long as mediocrity isn't being rewarded:)

Randy, I don't know to what degree buyers back out of contracts because of the condition of the home. I've always heard that financing was the biggest cause. In any case, I agree that the bedside manner of the home inspector is important.

Charles, Thanks! In Maryland its 60 hours to become a real estate agent. Pretty low threshold. Maybe we should use the appraiser standard. One year apprenticeship.

Richard, of all of the people involved in the transation who is the "easiest" to yell at?:)

Richard, I could not agree with you more.

The people need to match up with the condition of the house. Some want a house with no repairs and others like the repairs. But all the issues need to be stated.  It's not what you tell them it is how you tell them. The house has to be put in perspective as to what it is as well. A rehab, a foreclosure, an old 1900 house, well maintained, no maintenance, a new 2008, ETC.   

I do know that there are agents that are looking for inspectors that don't find anything. I have heard them say it to me. "My inspector never finds anything" This will come back and bite them sometime.  I feel that the buyer needs to know the defects before they buy and most are willing to deal with the issues if you explain them properly or not at all.    

Charles, Home inspectors have about a two or three hour window of opportunity to get yelled at. Agents are blessed with so much more.

Richard, while apprenticeship has a long and valid history in most of the trades, when it comes to home inspection how would these apprentices be paid?  Or would they pay to be apprentices?  Some sort of mentoring is a good idea but who would do the mentoring and who would mentor the mentors?:)  We are on such a steep learning curve in the home inspection industry that until the profession gets to a "higher level" it won't have the knowledge base necessary to even have mentors.  ASHI is establishing a "Peer Review" program that shows promise----if it doesn't just turn into a marketing tool.  I just don't see the industry changing except over time.  There are a lot of "old dogs" that are incompetent (haven't kept up with the times) as well as "newbies" that are inadequate (lack experience).  It is a difficult problem to say the least but that said it is way better today than it was 20 years ago:)

Robert, I don't get it because agents are the first ones who get called whenever anything goes wrong with a house after the sale...and we hate those calls. When my buyer knows everything they need to know before they make a decision to purchase, I'm doing my job.

Too funny Richard:)  Of course you are right-----except for the notorious "black list" that some inspectors insist exists:)

Richard -- great post -- it is always the ones that have the most truth to them that get all the comments... JE

Richard,

Great post.  I too, give a buyer three qualified inspectors to choose from but also tell them they may use anyone they wish. I would much rather deficient items be disclosed before the closing, and if the buyer chooses to walk away then so be it.  The commission is not worth a lawsuit.

Buyers need to know upfront before a home inspection is even ordered that there is no such thing as a perfect house. There needs to be some understanding that when you are looking at a 10 year old house, some things are going to be defective. Knowing how to educate the buyer on the condition of not only this home, but what is also typically found in other homes on the market is priceless. Anything can be fixed. Explaining this to the buyers is a first priority. Second is recommending the buyer attend the inspection. Sometimes, things in writing can get misinterpreted. Making sure the buyer does not leave the home without having their questions answered is another top priority!

Jason, Thanks! It really is pretty simple, isn't it?

Barb, I would never want to be on that side of a lawsuit.

Brian, I have only ever had one buyer who didn't attend the home inspection. He was in the military and on a ship in the Mediterranean.

Well said !  Some home inspectors may communicate in a harder fashion than others, but at the end of the day, it just may be cold feet that a buyer backs out.  If there is a question about condition the buyer and the buyer agent has, they can always bring in a specialized contractor afterwards for a second opinion. 

Ricahrd - I think it is also how the inspection report is presented as well as the counseling we give with the report. While letting the client make the decision we can point out, if the inspector doesn't, what are really cosmetic, what fixes should be easy, like an electrician replacing a fault GFC outlet, etc.

Richard - When I represent a buyer I want the home inspector to do his job and be "up front" about any issues that may exist.  I don't regard an inspector as a "deal killer;" I want them to be honest and let my clients decide how they wish to proceed. 

The "deal killer" will always end up being the home.  If there are defects that were not disclosed and the seller isn't willing to remedy the problem then the deal is dead.  An inspector is paid to do just that; inspect the home and report issues and I admire those that perform their job with the highest level of honesty and integrity.

Christopher, Buyer back out of contracts for any number of reasons. When they do they should be using the best information available.

Mike, Some home inspectors have a knack for calming buyers fears, some don't.

Jon, If there is something that would impact my buyers decision to continue with the purchase, it should be communicated. If the buyer wants to kill the deal than so be it. It was the condition of the property that caused it to happen.

I agree with an early comment by Keisha when she says it's not WHAT they say, but HOW they say it.   Although you can see by my signature I'm not an agent, I'm married to one, work with many and have many as friends so I hear anecdotes about all facets of real estate.  I don't know any agents who would object to an inspector being very thorough and pointing out anything that exists during their review of a house, but  there are some inspectors who overreact and scare the heck out of the potential buyers. When an inspector goes overboard with a histrionic reaction, yes it can kill a deal. 

Richard, I think that your assertion that if an agent shies away from certain inspectors who often scare buyers then that agent is trying to hide defects is really unfair to many honest and ethical agents out there.

Richard, this is a good topic. 

Our office has a form buyers have to sign showing if they are accepting or waiving an inspection.  I always tell my buyers to seriously consider it. 

I have one inspector I recommend a lot because he is also a structural engineer.  I want my buyers to know what they are getting into.  Who cares if it kills the deal?  We'll just start the process over again.  What is the point of getting the commission when you might have to give it back ten-fold?

Great post and conversation.  :)

I would rather not have a deal than have an unhappy client or even worse a lawsuit!

Great post and comments.  I've been in real estate long enough that I know it is wise to have a great home inspection.  I have also learned there are inspectors taht amount to nothing more than "Hired Guns!"  They look to find items that will be used for price leverage.  That is deceptive, and criminal if you ask my opinion.    I would say that probably 95% of all deals are good deals, and every thing can be worked out. 

Richard -

It's not often the factual detail that gives me and our Team concern during a home inspection - it's how the facts are CAST.

Buyers all over have come to see the inspection as that time to find flaws in the home they are purchasing, and the opportunity to renegotiate the price.  They feel they have the right to renegotiate NO MATTER HOW LOW THE AGREED-UPON PRICE!

My bone to pick, agreeing with Jim Crawford, is that many home inspectors ENDORSE such renegotiaion - some more subtly than others.

I've seen some inspectors, seeing a three-layered roof on a short-sale, which was sold at a ridiculously low price, and was disclosed to the buyer up front, suggesting to "ask the sellers if they can do anything about that."

And that's what bothers me about what the Home Inspection process has become.

Inspections are often not altruistic critiques of the condition of the home as much as they provide ammunition to get the house even cheaper than the rock-bottom price many buyers are negotiating these days.

Price is reflective of condition - and even a house in poor condition will sell, given a low price.  Even in this market.

But there comes such a thing as greed - and that's where I draw the line!

DEAN & DEAN'S TEAM CHICAGO

I totally agree that a thorough home inspection that discovers home condition is crucial. Furthermore, I recommend only certified home inspectors as I know their training is consistent and their E&O insurance is in place.

A question for Dean.  How is a buyer supposed to know that the house is at ridiculously low prices---take somebody's word for it?  I had a house that was just like you described but had three layers of asphalt over wood shingles and the roof was "advertised" as brand new.  The roof was sagging to the breaking point.  The buyer in my opinion is justified in whining about the roof.  I don't think this is usually about greed on the part of the the buyer because all the seller has to do is say NO----take it the way it is.  In the case of this roof it looked to me like it was the seller that was trying to pull the wool over everybody's eyes----with the "new" roof and all.  These short sale situations are difficult for everyone involved.  Inspectors still have to tell the whole story.  As far as an inspector actually telling a buyer they should ask for anything is way out of line as well-----that is his agents job.

I agree in principle... but at the same time I have dealt with a couple of home inspectors that seemed to feel the need to "justify their cost" by finding... something... anything that makes the inspection more important.  Honestly, it is rare (in my experience) but happens.  Most of the inspectors that I have worked with a VERY honest and ethical.  Just every once in a while I run across one that makes the inexperienced buyer think that a bad O-ring on the dishwasher connection means that all of the appliances in the kitchen need to be replaced...  Since the dishwasher was obviously not installed right (10 years ago), the rest of the applianced must be ruined... right?

WOW! A Home inspector getting involved in telling a client what to ask for.... Talk about liability. I understand why some realtors complain about home inspections / inspectors. It is not the place for a home inspector to tell anyone anything about the transaction. I have been asked so many times what they should ask the seller to repair and what they should accept. My job as a home inspector is to educate the buyer about the property. That does not mean just point out the bad things, that also means explain about the positive things and show them how to operate the systems in the home. Too many home inspectors lean toward listing items that need to be repaired and the client automatically feels the seller should fix these. In new construction, a builder should fix defective items. In resale, clients need to understand that some things will require maintenance. Just like buying a used car with 40,000 miles on it. You can figure on putting tires on it fairly soon. Do you expect the seller to pay for the tires when they are functioning as intended? I can not speak for others, but it is not MY job to tell the buyer they need new tires just because they have 40,000 miles on it nor is it my job to tell them the sellers should pay for them!

As for justifying a fee for a home inspection, I am not sure that makes much sense. The fee is based on time, service spent on site and writing reports. It should not matter if there are only a few items defective or a vast amount of items. It either functions as intended on the day of the inspection or it does not. There should be no middle ground! This is what gives inspectors a bad name with the public. Such as 30 year old homes with no GFCI outlets. Even without GFCI outlets, this circuit still functions as intended. This is not a summary item and should not be included in the summary. In North Carolina, we are governed by a licensing board so some things that seem minor (such as a garage door that does not reverse when met with resistance) is REQUIRED to be included.

Keep up the great responses, this is how we all learn to work together for the greater good for all!

Amy, I don't believe that's what I said. I do know home inspectors though that think agents don't recommend them because they're "too tough." Whatever that means.

Kristina, I certainly don't want to be part of a lawsuit. Documenting the waiver of a home inspection is important.

Jean, I couldn't agree more.

Jim, Good comment. The Maryland Home Inspection Addendum reads: "The purpose of any inspections selected below is to discover significant and material defects or adverse or dangerous conditions..." Nothing in the scope about renegotiating and prices.

Dean, See my comment above. Our Property Inspection Addendum lays out the scope pretty well. Buyers may not agree with that but thats what they signed.

Charles, Great comment from experience, as usual. That certainly is an area that should concern home inspectors since they are not usually aware of the terms and conditions of the contract of sale.

Lane, Small inspection items that are found should be effectively communicated as such.

Brian, Excellent comment. That really is the power of Active Rain. So many opinions from so many jurisdictions. I learn something new every day. It's great to see people not afraid to voice their opinion in a respectful way.

As a non- realator  I would think having an inspector would be a good idea and would not break the deal but would make the buyer more confident about their purchase, thus thinking that the realtor though might not have disclosed everything did so out of not knowing rather than deception. Keep in mind that before one goes into major surgery having a second opinion is often suggested. Never base a medical procedure base on one doctor.... get a second opinion... that is not much different than making a lifetime large purchase. .. if it is a small gift item such as a House Portrait then you have nothing to loose when commissioning such a rewarding gift.

We ask that all of our buyers have a home inspection done- you wouldn't buy a used car without having it checked out so why would you skip it on the biggest purchase of their life? If they are INSISTANT and I mean INSISTANT -I have them sign a waiver stating that I have told them why they should have an inspection, the benefits of the home inspection and that it is their choice to not have one and they are assuming the liablity on that part by waiving it. I have had very few (out of eight years that have been in this business) waive it. I Do not WANT them to buy a home that has more problems than they can handle or it is worth. They are still going to buy something if they are serious buyers. Each client is unique.  And even then just as you said with resale it is known that there are items that just are not going to last forever. I want my clients business for the rest of my career and that means making sure they know what they are getting into - good or bad or indifferent.  If we walk- because it is not going to work for them - we walk and find something else. Upfront and honest all the way around -

Communication is important with an inspector and I believe that just like with real estate agents or anyone for that matter, there are some personalities that are not going to mesh -it should not affect the outcome but if the inspector is carrying a "the sky is falling theme" - well I think you know what that does...   Just like with real estate agents you can have the best tools and the best skills but if you present it in a "death is at the door manner"  - because inspectors are seen by buyers as the experts, the buyer is led to  believe that it is either impossible to fix or so costly it is not worth it  which could be misleading depending on the whole big picture.  Just as each transaction is different - the resulting "wallk away" or "stay" after an inspection is uniquely individual  depending on the issues, buyer, the home, and the price. Buyers need to be informed and educated to make good decisions. That's our job to see that gets done.

Richard,

I do agree with you but I've seen some pretty sad inspectors who just didn't know how to present the results to a buyer and got them overly agitated. 

I believe the old saying is "It is not what you say but how you say it" This rings true in everything we do, not just real estate. This business is VERY easy! Some make it so much harder than it has to be. Very few homes can not be fixed at a reasonable cost. Finding that contractor that does good work and does not over charge is the key and finding a home inspector with great communication skills is a must!

• "His basic premise was that because of the size of a real estate commission, agent's would do anything to keep the deal together, including I guess, advocating an unethical practice. It wasn't said outright, but the implication was, even at the expense of the buyers interest. I respect his opinion but I think he's overstating the case."

Well, I do NOT respect his opinion.  If a home insepctor can't hold their own with an agent, they need to learn to communicate their skills and satisfy the needs of the buyer, their customer.

If the house had defects, the sellers usually know it.  Why don't they get a house in sale condition and then neither the agent nor the seller would have to worry about "deal killer" inspectors.

I want "deal killer" inspectors.  They're the ones who keep the buyer from suing the seller and all the agents after closing. 

Lenn

Hi Richard!
I agree that a property should have an inspection, but there are also inspectors who kill the deal.  The difference is not in what they find but how they report it.  Let me give a fairly realistic example:

Inspector 1
The water heater pressure relief valve does not extend to exterior of property.  Licensed plumber should provide pressure relief valve to exterior of property.

Inspector 2
The water heater does not have a pressure relief valve.  This is a hazard.  If a person walked by when the water heater released steam, it would scald.  Homeowner should have known of this situation and disclosed it.  Suggest pressure relief valve be extended to exterior of property.

Now, they both find the same thing and both recommend the same thing.  However, one interjected himself into the escrow by including personal opinions.  The other did an objective report of what was there and how to solve it.  Believe it or not, this type of thing has happened to me. So, I do think inspectors can make a difference and will never recommend an inspector 2 type.

Richard - boiled down the job of the home inspector is to observe and report.  Certainly a lot of things play into what and how things are reported, which is a "professional opinion" as stated above. 

One very big thing playing into what and how things are reported is experience.  I find that I have to clean up lots of problems caused by someone who just took a class and now they are a "home inspector." And they're out there advising people on huge purchases!

A second very big thing is the quality of the subsequent report, and in that report the quality of how things are said.  Is a deficiency's explanation understandable?  Is the phraseology proper - spelling, grammar, word usage, etc?  Is the report comprehensive yet readable?  Is it easy to identify things of most priority?  Are large things glossed over and small things magnified beyond their real import?  Is the inspector an educator and the report educational?

Another large factor on any inspection is the inspector's demeanor and how he presents himself and the information during the inspection.  Is the inspector professional?  Inspire confidence?  Well spoken?  Have people skills?  Approachable with questions?  Available afterward for questions or counseling?

It is not the job of the home inspector to come up with ideas for the buyer to use to negotiate a "better" deal.  It is not the purview of the home inspector to help with a list of items to ask of the seller (except perhaps the so-called "walk through items").  And the home inspection report should NOT be used as a punch-out list by the agent! 

Personally I doubt that I have ever canned a deal.  But I remember a lot of houses that certainly have!

Sorry, Richard, for the lengthy post.

Hi Richard, Great post!  I prefer to have an inspector for my buyers do as thorough job as possible, because that gets the monkey off of my back. There are so many things in this business that a customer can point their finger at us, as agents.  When a great, thorough inspector comes in, and finds problems areas in the home then that is one less worry of mine.  Those items needed to be found BEFORE they buy the house, not AFTER they're stuck with the house!

I would prefer to send just one name that I trust the most.  Then I know that there would be no issues with them not being happy.  Great post and lots of great discussion on this post!

Paula, a point of clarifcation.  Some states "require" that the inspector:  1. report their findings, 2.  state the implications of those findings, and, 3. what is to be done about about the findings.  For myself I would find both of those examples a little bit lacking.  I would more likely state:  The Pressure relief valve drain is not present, this can result in the venting of steam and hot water and could be a hazard to persons in the vacinity of the tank.  I recommend a proper drain be installed by a licensed plumber.  Or:  The water heater is missing its Temperature Pressure Relief valve.  This is an extremely hazardous condition and could result in expolosion of the water heater should the thermostat fail.  I recommend immediate repairs by a licensed plumber and I recommend that the selling agent and seller be notified immediately of this issue.  I give two examples because from the two examples you gave I can't tell which story is accurate.

Joel, For one of the largest financial purchases most people are going to make a home inspection is critical.

Valerie, Communications is a tread that keeps running through the comments. Looks like an area everyone can improve in.

Diane, Hopefully, it is a very small number. I can't imaging how incompetent independent contractors of any industry can survive for very long.

Brian, I completely agree. The business isn't that hard but we keep running into the same problems time and time again.

Lenn, I want any service provider I recommend to be able to protect all parties in the transaction. Give the buyers enough information and let them decide how to proceed.

Paula, See Charles comment below.

Jay, Everybody starts a new career with an experience level pretty low. I don't know what we can do about that. Agents in Maryland only require 60 classroom hours and pass a test to get our license. Now you're able to guide someone through the most expensive financial transaction in their life.

I prefer to see narrative home inspection reports as opposed to the checkbox ones, but that's a personal preference.

Sandy, I'm with you here. One less monkey on our back during a transactions is always good.

Jason, I'm blown away by the number and quality of the comments.

Charles, Another good example of the power of comments on posts. Your clarification is an excellent learning opportunity.

It appears from a lot of the comments that communications is an area that can be improved between home inspectors and agents.  I hope people read the comments because they are so rich compared to my post.

I have to say that I chose my home inspectors based on qualifications THEN on how well they could deliver upsetting news. At no point in time did I even CONSIDER recommending an inspector based on whether they would just "phone in" their opinions.

Richard, I understand Realtors becoming upset with inspectors for saying the wrong things or making a big deal out of something that is not. There are many ways to say the same thing. I personally am a laid back inspector with enough experience to know there is absolutely no repair that I have not done in the past or would not be willing to do in the future if I needed to. Because of this, there is absolutely no defective item that is alarming to me. EVERYTHING can be repaired! My opinion (take it for what it is worth) is there are inexperienced inspectors who may be able to see something defective, but has no clue how to repair it. Because they do not know how to repair it, it is more alarming to them, which may come off to the buyer that the problem is worse than it is. Does that make them a bad inspector? No, I don't think it does but I think that it makes the person who knows how to make the repair a slightly better one. What did GI Joe say? Knowing is half the battle! :) This falls back on education... Education is the most critical part of our job. Things are constantly changing. I wish that there should be a mandatory 8 hour on the job repair training for home inspectors to where they stay informed on actual repairs. This will bring much more knowledge to the home inspector. I say this because of the changes in our industry. I am a licensed electrician as well and I could not believe the things that have changed over the past 10 years. Yes, I had to keep up with the book portions, but actual field work was not required.

In my opinion, an inspectors job is to do more than point out the defective items. They should be educating buyers and Realtors on the entire home. Even though I have a standards of Practice enforced by my state, I still find myself verbally telling my clients how a proper repair should look like. Sometimes, putting the repair into perspective reduces the concern and makes the clients and Realtors feel like there is something easy that can be done to fix it. By stating that various roof shingles are raised by popped nails are present and may cause leaks makes people wonder what needs to be done. By telling them all that needs to be done is to remove the nail and seal the shingle back down helps put peoples mind at ease. I have rattled on long enough! (Just my two cents) Take care!

WOW Richard, How proud of this post are you? This is awesome I have been amazed at the responses on this and have learned a lot here at AR love it!!! thanks to All that participated.

I don't mind their professionism bt when they start talking about what repairs they would want done, while trying to make small talk is when I think they cross the line.  

Brian, I could be wrong but in some States I think home inspectors put in an estimate of the cost to repair. In Maryland I haven't seen that.

You and I both know that you can purchase a replacement GFCI outlet for about $15 in Home Depot. The problem is that most contracts require that the replacement be made by a licensed electrician. That phrase just added another $125 to the cost of repair.

Your two cents have been really appreciated.

Robert, This post does have legs and I know I've learned a lot. You're right, thanks to all who contributed.

Charles, The negotiations about what should get done should always remain between the buyer and seller, not the home inspector and any other party to the transaction..

I always give buyers 2 inspector names when requested. They decide.

I do take issue with a few local home inspectors that over emphasize or embellish the problems. I just had an inspector I did not know tell the buyer in a twenty minute animated conversation that the entire electrical system in the house was fried and needed to be replaced. He even inserted his opinion tht he would not buy the house himself. After I called him on the carpet and asked him (in front of the client) if he was a licensed electrical contractor he let us know that he was not. I then asked him to report the problems he finds and not toss gas on the fire.

We called a true electrician and the problem was corrected for under $200 and in less than one hour of work. The electrician told us it wasn't a big deal and nothing to worry about and included that in his written report.

Report the facts not your opinion.

Realtors-disclose the facts and not their opinions. At least they are supposed to.

Steven, I don't think there's any inspector on this post that would tell a buyer they wouldn't buy the house if it was them. Totally unprofessional.

WELL, I agree, as an ethical and professional realtor we all would agree.  BUT have you ever met that "inspector" who is justifying???  who makes things worse than they are, when the expert comes out and they were wrong or way off base?  Does it make your client feel better that they were "thorough" or worse because they now don't know who is right?  Those...wish it was all black and white, it would be easy. 

Richard I agree wholeheartedly.  I can't make things up as I go along.  I would risk major litigation (contracts only limit liability from our client) from the agent or agents and the seller.  I report honestly without glorifying the report one way or the other.  I can't imagine the HI that wakes in the morning thinking "I'm going out to ruin some peoples dreams today".

Jack

Actually, Richard, we have had an inspector do exactly that...tell the buyer they wouldn't buy the house.  That was my point about the varying degrees of inspectors professionalism.  Some really do create more problems than they report.

I am shocked there are inspectors giving opinions on whether to buy a home or not. This is directly against our (North Carolina) licensing board rules and can get a home inspector in legal liabilities with the seller. Also, please keep in mind that buyers change their mind about a home after the contract is written all of the time. What can they say or do to get out of the contract??? Use the home inspector! I have had buyers tell agents that have known me for a long time that the inspector said the house was going to fall down. Me, one who believes ANYTHING can be repaired! Luckily, it was with agents that knew better, because if it was not my reputation could have been damaged. The buyer just got cold feet and did not want to buy the house and needed a way to get their earnest money back. I am not saying that there are inspectors who do not cross the line, but there are many buyers who will do the same. My suggestion is that if you actually hear an inspector render an opinion on whether a buyer should buy a houseor not, stop using them. Spread the word and let others know. This is NOT our job and I take offense to inspectors damaging home inspectors in general. I said this before and I shall say it again. This is a very easy process that does not have to be complicated. Check out some of my blogs... One you will find can stop the negotiating, stop the deal killers, and possibly allow for a higher listing. Pre-Inspection, Pre-Inspection, Pre- Inspection....But in order for this to work, you must choose your pre inspection inspector wisely...

I had a Realtor back in February refer me to his Client, an attorney. Interestingly, the Realtor send me an email that said, "Russel, Please try not to kill this deal. I quit using you a couple of years ago because you were too good -- take that as a compliment."

Well, I didn't take it as a compliment, and I told him so. I did the inspection because I had already had a great discussion with the Client about the legal aspects of home inspections. He was very appreciative, signed my inspection agreement, emailed it back to me, and paid via PayPal.

I suspect I won't hear from that Realtor again, and even if I do, I won't do business with him again. All he does is invite liability, and I don't need that.

I'm continually surprised that NAR regularly reports that homes that have pre-listing inspections sell for more money, faster, and with an easier escrow than homes without. So why wouldn't every listing agent recommend pre-listing inspections for their Clients?