Expectations v. Reality During a Home Inspection

A home inspection is a standard procedure during most home purchases, but many common expectations are met with misconceptions.

#1: A home inspection is a limited visual observation

Many buyers expect an inspector find hidden issues, sometimes discovered later on during the home tenure, such as issues within wall framing, footing drains, and other areas of the inspection that are not exposed. In reality, inspectors can only inspect what is visible and typically exposed. Good inspectors understand the cause-and-effect of one observation to a defect, or set of defects, but the reality is that no inspector can ever determine all of the defects that may exist within or around a home.

#2: A home inspection is not a code inspection

Home inspectors are not code inspectors. Codes vary by city, county, and state. Code inspectors, sometimes referred to as building inspectors, are employed within the city or county and are familiar with specific codes within their specific jurisdiction. Home inspectors are not required to know each city’s codes, which would be very difficult if not impossible, and therefore are not code inspectors. This does not mean your inspector is not a professional or expert. The responsibilities are not the same and buyers should understand that an inspector may not be able to speak to specific codes during an inspection.

#3: Not everything visible is required to be inspected.

Every buyer needs to understand the contingencies around what is not inspected during a standard home inspection. Home inspectors are trained to inspect and describe major systems and components of any home, but often do not include accessories and areas that are excluded from the Standards of Practice and expose the inspector to unnecessary risk. For example, window awnings, pools, furnace humidifiers, gazebos, well water and well depths, and other areas and components are not typically inspected. Buyers should fully understand the contingencies that apply to their inspection, as noted within the pre-inspection agreement.

Whether you are a buyer, seller, or agent let the professionals at Home Fax Inspections fulfill all of your home inspection and seller inspection needs by visiting our website or contacting us directly at 248-229-0945. God Bless!

Who’s controlling the inspection process?

During the last segment we discussed some impact examples of a Seller’s Inspection process. In case you missed it, check it out here.

Here’s a real example of how controlling the inspection process effects everyone involved:

A buyer’s inspection was completed on a $160,000 home. ¾” separation gaps were observed along the foundation tuck point where the landscaping grade continuously directed water into the basement windows (which were not insulated and exposed). A broken downspout drainage extension in the same location was directing more water into the same area, causing mold to spread into the basement while penetrating the electrical wires for the control valve box.

Using the inspection report from Home Fax Inspections, the buyers negotiated $25,000 off the price, purchasing the home for $135,000. The buyers resolved the issue for less than $2,000 before taking possession of the home, 2 months later, saving them $23,000. 

Pretty good return on investment for the buyers who paid a $400 inspection price, wouldn’t you say?

Now as a seller or agent, you may be cringing. Why?

Not only did the seller lose out on $23,000 from the purchase price, since they could have made the same repairs for $2,000, but the time it took to close increased the sellers process by around 6 weeks. Since they were relocating, this increased their expense for temporary housing and travel, consumed enormous amounts of their time, and had no positive outcome for the seller who thought they were too busy, and wanted to save money, instead of having the same repairs completed themselves. 

If that was the end of the atrocity, it would be enough. But it wasn’t…

With a 3% commission, the buyer and seller agent each lost approximately $1,000 (or 25% of their total commission percentage) and invested hours, days, and weeks of additional time, potentially leading to the loss of additional sales or clients as a result.

Needless to say, a seller’s inspection would have saved enormous amounts of time, money, and hassle. Don’t wait until it’s too late to control the inspection process. Work smarter, not harder.