Almost every day I receive spam from home inspectors in Sacramento. Some of them offer inspections at cut-rate discounts -- and who can blame them? Business is slow for many home inspectors because fewer transactions are closing this year over the last few years. But is cost alone a reason to choose a home inspector?
Some buyers are wary about hiring an agent's home inspector. They may think an agent might promote only those inspectors who won't "blow the deal." A few agents probably fall into that category, but not very many of them. Most agents want their clients to receive a complete picture of the home's condition, if, for no other reason, that to offer less than a truthful picture is a huge liability for an agent and against the law.
I give my buyers a list of home inspectors to choose from, which includes a brief bio on some of them. I also note that if none of the inspectors on the list appeal to them, buyers are encouraged to choose a different inspector from several trade associations, with links provided. I do not choose the home inspectors for my clients because it's not my home and not my home inspection fee.
Lately, I've noticed a certain home inspector has been favored by my buyers more often than not. He charges a lot more than the rest of them. He doesn't use software to prepare his home inspections -- he gives buyers a hand-prepared, lengthy narrative report, complete with actual, hard-copy (not digital) photographs. He is also the guy sometimes called by the court to provide expert testimony in cases involving home inspections.
I try to attend my home inspections. This way I can answer questions and be there for my buyers, but I also tend to learn something new. I will never know it all. The more I learn over the years, the more there is to know.
Yesterday, for example, I attended a home inspection in Sacramento. The buyer in this case is responsible for the pest work because she purchased the home in "as is" condition at a fabulous price. He discovered evidence of raccoons in the attic, which the pest inspector missed. He also noted that he didn't find any live pest infestation under the home, but was quick to explain that he is not a pest inspector and not licensed to give that kind of advice.
Good thing that I had already advised my client to obtain her own pest inspection and not rely on the termite report handed to us by the seller. The pest inspection recommended tearing out the shower walls to fix a shower pan leak and replacing those tiled walls with marble. Give me a break.
There are many types of home inspections that a buyer can get. A home inspection is only one of them.
Photo: Caylyn Brown
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Certified HAFA Specialist
My Sacramento Real Estate Listings
Elizabeth Weintraub is an author, home buying columnist for The New York Times-owned About.com, a Land Park resident, and a Land Park real estate agent who specializes in older, classic homes in Land Park, Curtis Park, Midtown and East Sacramento. Weintraub is also a Sacramento Short Sale agent who lists and successfully sells short sales throughout the four-county Sacramento area. Call Elizabeth Weintraub at 916.233.6759. Put 35 years of real estate experience to work for you. Broker-Associate at Lyon Real Estate. DRE License # 00697006.
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Elizabeth: I like the idea of the home inspector list with the bios. That's an idea I think I will have to pursue.
Elizabeth,
You are truly an example of how Realtors should treat their clients. You always have their best interest at heart, through every single detail involved in the transaction. Great links, too. Very informative.
Your friend in the Cosmic Cow Pie.
How can you miss raccoons in the attic?! They are very smelly. I wouldn't wish that on anybody.
Good idea to have bios of the inspectors. I always tell my clients about 2-3 inspectors I have worked with that my other clients have been pleased with. They are glad to not have to pick one out of the phone book.
Cheers,
Robin
Hi Chris Ann: I like giving buyers a brief background on the inspectors because every buyer has different qualifications for choosing an inspector.
Hi Carra: I believe that operating in the best interests of the client always comes back ten-fold. Not to mention, it's also the law in California, when a buyer broker contract is signed. I'm obligated under the Code of Ethics as well.
Hi Robin: I love your photo! I have one of three dead squirrels in a bucket that I hauled out of an attic.
I agree we need to give buyer options for competent inspectors that will show the true picture of the property so they can make an intelligent decision.
I personally hate the reports that are bought and the inspector just checks satisfactory, etc. Then 20 pages of suggestions are included. These are for home ownership in general not for a specific house.
Let me guess... the pest inspector just happens to have a brother/father/cousin/bff who can get 'em a great deal on a slab of marble. haha
Hi, Elizabeth:
I checked out your About.com post about the critters in the attic. What made me chuckle was the banner ad at the top of the page advertising Febreze Pet Odor remover! How appropriate.
Cheers,
Robin
Hey Robin: Just got my morning raccoon update. Yesterday it was sounding as though we would have to kill the raccoons, which I really didn't want to do but if it came between having them destroy the home because their escape route was blocked or killing them . . .
However, this morning the news is the raccoons are probably gone. We're going to wad up a newspaper and wedge it in the hole. If it's knocked out, we know they are there. If not, we're sealing up the hole.