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My favorite was Mr. Inspector C, who told my buyers that the garage foundation was in huge trouble and the garage would likely collapse within a few years. I hired a structural engineer who said the foundation was fine, the garage was fine, it looked like there had been zero movement in at least 5 years...which was essentially what Mr. Inspector C had told ME when I hired him to inspect the same house 2 years previously. Nonetheless, the buyers backed out.
Another inspector wrote that a roof truss was cracked and this was SERIOUS SERIOUS SERIOUS. I hired two different specialists to come take a look. Turns out that there was a shadow on one of the truffs about 10 feet from the attic stairs. The inspector declined to move from the stairs to investigate further and see that it was a trick of the light. That scared off another buyer.
I'm not a big fan of inspectors.
My parents were selling their house and the buyer's inspector told my parents that there was a crack in a support beam in the basement and it should be replaces. Major money.
My parents called my sister in a panic (BIL was a GC). BIL and his co-worker came over and were like "you must be kidding".
I went over to my parents while they were mulling their response. Buyer Lady had happened to leave behind her folder with her plans for the house - including a complete remodel/finishing of the basement (which was huge and not only walkout but accessible from the garage). I told my mom "they want you to do some stuff that they need done to make their remodel easier"
My dad called the realtor the next day and said "this is a deal breaker. they take the house as-is or forget it".
This was the height of the market in 2004 and they were getting a steal - my parents didn't need the money from the sale (anymore than they were getting having paid $25K for the house and selling for $500K and having paid it off 20 years prior). The buyers backed off fast.
It seems to me that, in the absence of any major issue, most Inspectors feel 'obliged' to find 2-4 items that 'could use' some type of remediation. Perhaps this is because the buyer pays them $300-$400 to find 'potential problems' (which is often used to leverage added seller concessions) --Every home has a few minor issues that could use some type of repair. If the Inspector finds nothing, and the buyer later discovers any type of defect, the inspector is viewed as incompetent. - If they find a few small items, the inspector is viewed as being very detailed and cautious ... and the buyer/seller/realtor may give them a referral or use them again.
Our home was a relocation through my hubby's work so they paid for a presale home inspection. We didn't get to choose who the inspector was. We had been thinking of replacing the stairs off the sliding glass doors - a basic quick wood 3 stair with a simple wood railing the builder put in so he didn't have to pay for anything better- because we thought that the inspector would ding us for it. [In our prior relo we had to repair everything the inspector found - which was a couple minor items that we already had the materials for and just hadn't had time to repair due to the unexpected death of my father. ] We decided that we'd leave the stairs for the inspector to "find". We didn't get to see the report but the relo co lady told us the inspector was very impressed with our house and the care we had taken of it the 5 years we lived in it. Not a thing to be repaired or replace. We were happily shocked.
Just closed the sale on my brother's home of 23 years... a 1948 California Ranch Style home with several additions we did.
The Termite Pest Control report came back with a single $250 repair... side garage door threshold and that was it... don't know how I missed it other than I didn't probe it with a spike.
The buyers and their agent were very surprised... best report they had seen in years.
The Home Inspector was also very impressed... flagged one item... no double water heater strap... at the time I installed the heater we used a code approved single strap and it was signed off... why argue over a $75 fix...
Home sold for $860k and was in contract with overbids in 36 hours.
My brother is very exacting and not one to compromise... all stain grade doors with Russwin hardware, Marvin Windows, Copper Valleys, Lovely Kitchen and Family room... etc and the real selling feature is the oversize lot looked just like a park... spectacular landscaping and curb appeal.
Everyone that came through commented on how lovely the home showed...
A lot of the sales process is nothing more that detailed preparation and many things that come up on reports are really very minor and easily done prior to inspection.
My Sister-In-Law commented several times that we were going way overboard... cleaning gutters, grouting and re-caulking, painting, putting a lot of the furniture and personal items in a POD and watering/fertilizing like crazy...
For Sale by owner and the highest price ever in the neighborhood...
From the buyers' home inspection -
Chimney cap is a piece of expanded metal attached with what appears to be silicone. This is a possible fire hazard and the fireplace should not be used until a proper chimney cap is installed.
The "expanded metal"? A stainless steel screen installed to keep birds/animals out AND as a spark arrester. The chimney guys laughed their tails off when they saw the request.
An inspector is required to reveal asbestos used for insulation of any type. To not report it, would be a breach of their duties as an inspector and put them liable for damages if it is found later and could get them sued.
An inspector is to report anything that would be a possible danger, and asbestos is one danger.
An inspector is required to reveal asbestos used for insulation of any type. To not report it, would be a breach of their duties as an inspector and put them liable for damages if it is found later and could get them sued.
An inspector is to report anything that would be a possible danger, and asbestos is one danger.
Report it, yes.
But stand in my kitchen, in my presence, and SCREAM at the impressionable young couple that it HAD TO BE REMOVED or they would die?
No.
Unprofessional and unacceptable. And his big mouth cost me $8,000.
Well, I have not visited City-Data in a long while.....just have been too busy. I have read this thread and it saddens me.
All Home Inspectors are not the same. Just as all Doctors and Mechanics are not the same. I have known quacks in both professions....but still get my car worked on and still see a doctor regularly.
After over 20 years as a career Firefighter who did code inspections regularly, I "retired", took extensive training to become an ASHI Certified Home Inspector, and moved from NY to Florida, in the Leesburg/The Villages area. I started a Home Inspection business that has become quite successful. I have a good pension...I inspect homes because I love to, not because I need to. After being a public servant for over 20 years, I love having my own business helping folks with one of the biggest decisions in their life.
To become an ASHI Certified Inspector, one has to go through extensive schooling and testing, complete at least 250 paid inspections, and have a sampling of them scrutinized by a board of ASHI Inspectors.
I do over 400 inspections a year and turn down more business then I take. I have an ethical obligation to the perspective buyer, and I strive to provide a "common sense" approach to my inspections. I think I have saved more transactions then hurt them.
To say that an inspector "has" to find issues to justify his inspection fee is wrong, at least in my experience. That is like saying a doctor has to find something wrong with you during a physical to justify his fee.
Good Realtors want a good inspection done by an experienced, balanced, common sense, ethical Inspector because business prospers when all parties are happy with the outcomes.
Every profession, including Real Estate agents, etc have their great ones and their not so great ones. We need to be careful not to paint a whole profession with the same broad paintbrush....
We bought a fixer upper from a pet shop owner that bred dogs in the home with carpet. The stench was very strong but the price reflected a hefty discount for it plus a concession for the carpet at closing. We were fine with it and well aware of the stench.
We had it inspected and the inspector went in and came out and said, "Are you aware that there's an odor in the home?"
Um yeah we were. He went on in great detail that he suspected it was the animals. (there were tons of dogs in their cages inside) Um yeah, we think the same thing....
He was perfectly serious too. I guess he thought we had no noses or eyes? lol
The most difficult position is the inspector who evaluates your home against the current code as opposed to the code that was in-force when the home was built and passed inspection at that point. The icing on the cake it that the home passed inspection by a different inspector only 2 years earlier. Seriously, WTF?
The most difficult position is the inspector who evaluates your home against the current code as opposed to the code that was in-force when the home was built and passed inspection at that point. The icing on the cake it that the home passed inspection by a different inspector only 2 years earlier. Seriously, WTF?
Actually they are supposed to do that here. Homes don't "pass" inspections. They are just a review of what the perfect home has vs. that one. No such thing as a perfect home. Inspectors are supposed to explain that they will be comparing it to current code but that the house does not need to meet those codes. That is for informational purposes for the buyers so that they can decide if they want to bring it up to current codes.
Codes change every year so it is very possible that things would show up on a inspection this year and not two years ago. Carbon monoxide detectors are an example of a recent code change during that two year period.
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Nonetheless, the buyers backed out.
