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You already recognize that doing research of a neighborhood is the buyer responsibility. Where your Realtor may have erred is in not advising you to drive the neighborhood several different days and times, and knocking on some neighbors doors to have a conversation with them about the neighborhood.
Having a university annex one side of a street is something new to me, so I'm not sure how that would work. I think of annexing as when an area within a county is annexed into a city so the land in that area is now governed by the city.
In this case, did the university purchase the homes to rent out to students?
I've never heard of a university annexing a neighborhood either, but I have had one client that didn't want to be around a large amount of rentals and so I just pulled the property tax records to see where the bills were being sent. While not full proof, property tax bills for rentals are typically sent to a different address. I think the buyer agent could have helped the buyer out in that regard with about 30 minutes worth of checking.
Well we can agree to disagree to some extent on the value of a pre-listing inspection. Obviously it depends on the situation and circumstances of the seller. My point being that a pre-listing inspection or having a home move-in-certified would help more than it would hurt.
Well we can agree to disagree to some extent on the value of a pre-listing inspection. Obviously it depends on the situation and circumstances of the seller. My point being that a pre-listing inspection or having a home move-in-certified would help more than it would hurt.
As has been discussed, there are pro's and con's for the seller getting a pre-inspection, and the seller, after being informed of the pro's and con's, is the one to make the decision.
The buyer is still going to get their own inspection. At least they will be advised to get their own. Therefore, I don't think a move in certified would be a sales feature/benefit for the buyer.
My take on this is that it would open up more liability issues for both the realtor (which we sure don't need) and yourself. The burden of discovery is on the buyer balanced by the facts of a true and honest seller's disclosure (where applicable).
A stale inspection to me is worthless. If I were a buyer, which I have certainly been a number of times, I want my choice of inspector to do an inspection on my dime at the time I'm needing it. I would not want an inspection paid for by the listing agent - that's just a little too close to conflict of interest for my comfort zone.
Run specials, discounts, be accurate, be on time, invest in a little advertising and get your name out there with a positive image connected to it. Best wishes.
Well we can agree to disagree to some extent on the value of a pre-listing inspection. Obviously it depends on the situation and circumstances of the seller. My point being that a pre-listing inspection or having a home move-in-certified would help more than it would hurt.
According to your link:
Quote:
MoveInCertified homes have been pre-inspected by InterNACHI certified inspectors and the sellers confirm that there are no major systems in need of immediate repair or replacement and no known safety hazards.
The following questions then arise.
What is the specific definition of "Move In Certified"? A home can have issues and yet be livable and able to be occupied. These issues can be costly to correct as well.
The Standards of Practice used by the various Home Inspection associations, and even State licensing boards, all represent the minimum required inspection criteria for homes. None of the SOP's are detailed and descriptive. Does this program use a different set of inspection requirements that are more detailed and in depth to ensure the home is truly worthy of being advertised as "Move In Certified"?
An inspection is an assessment of a home on a particular day and conditions can change. How long is this "Certification" valid for? Is the Inspector required to come back out for free to re-certify the home on a regular basis if it remains on the market longer than the validity period of the inspection?
During the certification period if the home develops an issue who is responsible for making sure that the report is pulled from distribution, any advertising material is removed from public view and access, and the home is re-certified? How does the "Move In Certified" program monitor this to ensure compliance?
In the buyer's description this statement is found "The inspection has already been paid for by the seller, giving the buyer the option of waiving the inspection contingency, which streamlines the sales process." If the buyer waives their inspection rights, and issues are later found that either developed after the inspection or were missed by the Inspector, then what rights does the buyer have to redress and against who?
The stated purpose of the program is "MoveInCertified homes have been pre-inspected by InterNACHI certified inspectors and the sellers confirm that there are no major systems in need of immediate repair or replacement and no known safety hazards.". Yet on the buyer description page it states "permits the seller to attach repair estimates or paid invoices to the inspection report". What then is the definition of "immediate repair" as there is no need to attach repair estimates if something is not in need of repair?
Well we can agree to disagree to some extent on the value of a pre-listing inspection. Obviously it depends on the situation and circumstances of the seller. My point being that a pre-listing inspection or having a home move-in-certified would help more than it would hurt.
Of course you think pre inspections are a good idea, you are in the business (inspections) and will financially benefit. If every seller did one, inspectors would double their business.
Well we can agree to disagree to some extent on the value of a pre-listing inspection. Obviously it depends on the situation and circumstances of the seller. My point being that a pre-listing inspection or having a home move-in-certified would help more than it would hurt.
The whole move-in certified thing is kind of bunk. One of the inspectors who does my presales did a trial with those signs a couple of years ago. Buyers never clicked on the report or went to the site so he doesn't use the signs or promote the program. Presales aren't supposed to be for buyers to give up their rights. It is just another tool in getting a house ready for sale, just like getting rid of the rose wallpaper and pink carpet is. It should be treated as a tool and not be promoted to buyers as a way to not pay for their own.
The whole move-in certified thing is kind of bunk. One of the inspectors who does my presales did a trial with those signs a couple of years ago. Buyers never clicked on the report or went to the site so he doesn't use the signs or promote the program. Presales aren't supposed to be for buyers to give up their rights. It is just another tool in getting a house ready for sale, just like getting rid of the rose wallpaper and pink carpet is. It should be treated as a tool and not be promoted to buyers as a way to not pay for their own.
Your right it is another tool and really doesn't promote buyers give up their rights nor for buyers to seek out their own home inspection. It merely gives them an option to do so based on the report. I wonder how many of you out there have used a previously performed home inspection report to potential buyers. Pretty much the same thing.
Of course you think pre inspections are a good idea, you are in the business (inspections) and will financially benefit. If every seller did one, inspectors would double their business.
Sure, why not. Home Inspectors are generally a helpful bunch. It's our nature to help our clients whether they are sellers or buyers. Making money doing something you love is a big plus. Not to many people can say that.
Sure, why not. Home Inspectors are generally a helpful bunch. It's our nature to help our clients whether they are sellers or buyers. Making money doing something you love is a big plus. Not to many people can say that.
Providing services, and generating business by helping clients is what the free enterprise system is all about.
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