SOMERVILLE, N.J., April 1, 2020 /PRNewswire/ -- April is National Home Inspection month, and this year the industry is seeing shifts in ways home inspections are conducted. With the coronavirus threat facing everyone, industries including the home inspection industry are adapting to reduce the spread of the virus while still serving their communities.

"Our number one priority is to help keep our families and our communities safe," says HouseMaster President and CEO Kathleen Kuhn, a 35 year veteran of the industry. "Fortunately, a home inspection does not require face-to-face contact. Prior to the pandemic, we would encourage buyers to participate in the home inspection process to help them better understand the condition of the home. Today, for the most part we are going solo. If the home is not vacant, we ask home sellers to stay secluded in a part of the home away from the inspector. Our inspectors are taking careful to follow all CDC and Health Canada recommendations."
In addition to conducting a home inspection without any attendees, HouseMaster is using technology to assist real estate professionals and their customers in a number of ways, including:

• Virtual report reviews: Inspectors are offering customers the ability to review the report findings either by video conferencing or phone to ensure customers get all their questions addressed. Some inspectors are even offering to check in with customers via video while on the inspection to explain different findings.
• Online report deliveries: HouseMaster distributes their inspection reports through their proprietary home maintenance portal, the HouseMaster Cloud. Both customers and real estate professionals have access to the final inspection report, which includes detailed digital images and videos allowing all parties to keep the deal moving along without any face-to-face interaction.
• Repair list generators: To further keep the process moving along, customers can create a list of repairs they request the seller fix. They can collaborate on this list with their agents online and distribute the list directly from their HouseMaster Cloud account to the appropriate parties.

"In our more than 40 years franchising, we've witnessed economic downturns, natural disasters and major events that test all of us," Kuhn says. "I'm amazed by and grateful for the resilience and attitude of our franchise owners. Through these tough times, we always come out stronger as a community."
For more information about home inspections, visit housemaster.com.
About HouseMaster
Headquartered in Somerville, N.J., HouseMaster is the oldest and one of the largest home inspection franchisors in North America. With more than 325 franchised areas throughout the U.S. and Canada, HouseMaster is the most respected name in home inspections. For almost 40 years, HouseMaster has built upon a foundation of solid leadership and innovation with a continued focus on delivering the highest quality service experience to their customers and providing HouseMaster franchisees the tools and support necessary to do so. Each HouseMaster franchise is an independently owned and operated business. HouseMaster is a registered trademark of HM Services, LLC.

Home inspections can save homebuyers big; here’s just how muchAly J. Yale The Mortgage Reports Contributor

Saving by inspectingHome inspections can offer serious value. In fact, according to a new analysis, they save buyers an average of $14,000 per home purchase.
Verify your new rate (May 12th, 2020)Serious savingsThough most buyers pay between $200 and $500 for their home inspection, a new analysis from Porch.com shows the fee more than pays for itself in the long run. In fact, a home inspection saves the average buyer around $14,000 on their home purchase.
According to the report, the average list price before an inspection is $226,600. Post-inspection, the average closing price is just $212,400.
As the report explains, “Home inspections can be extremely prudent investments, saving homebuyers from unforeseen fiscal challenges. Citing necessary repairs, agents can knock thousands off the price their clients might otherwise have paid.”
About 36 percent of buyers said their inspector even provide estimated repair costs for each issue found.
Home inspection checklist: What to expect on inspection day
Insights into inspectionsFortunately, it seems most buyers have recognized the power of inspections. Eight in 10 recent homebuyers used an inspector in their purchase, paying about $377 on average.
The majority of these buyers used the inspector recommended by their real estate agent. Others used recommendations from friends or family members, or the seller made the inspection decision. Most chose the first inspector they considered.
Buying a house? Know these common home inspection findings — and what they cost to fix
In 86 percent of cases, the inspector found an item that needed repairs. Nearly 20 percent of inspections revealed a roof issue and 18 percent showed an electrical problem. Issues were also often cited with windows, gutters, plumbing and fencing.
Problems with heaters and roofs helped negotiations the most. When inspectors noted an issue with the heating system, buyers were able to negotiate the price $1,250 lower on average. With roof issues, it was $1,000 lower.

March 23, 2020                         3 School Street, White Plains, New York 10606 USA                       Vol. 36 Issue 12

Consumer Alert - State Board For Engineering Adopts Opinion Of State Engineering Law
"It is the opinion of the Board that the inspection and examination of single and multiple family residential, commercial, industrial or institutional buildings, regarding their structural, electrical and mechanical subsystems for proper integrity or capacity, constitutes the practice of engineering as defined in the "law." Any attempt to determine the structural integrity or capacity of a building, or any subsystem thereof, other than detection of problems by visual inspection or normal operation of the user controls, constitutes the practice of engineering. This would include the diagnosis and analysis of problems with buildings and/or the design of remedial actions. Therefore, an individual who advertises or practices in this area shall be registered as a Professional Engineer in the State of New York."
Home buyers and other persons retaining the services of a home inspector should carefully review the opinion to understand the difference between the services of a Licensed Professional Engineer (P.E.) who provides home inspection services and those persons who provide home inspection services and are not licensed to practice engineering.
A recently passed bill replaced Nebraska’s 1937 law regulating professional engineering. As part of the new law, there is clarification regarding who may use the title of “engineer”; the new law requires an accredited degree to practice engineering and a date has been set after which noncompliance may invoke a fine of up to $10,000.
In order to help improve the regulation of the home inspection industry, the State of Pennsylvania has established the Pennsylvania Home Inspectors Board to regulate home inspectors. The Governor signed a new bill giving licensed engineers and architects the authority to perform home inspections. The Association of Realtors said that both realtors and home buyers have had difficulties dealing with home inspectors who did not have the appropriate background and qualifications to determine the condition of a property. The previous law required home inspectors to be members in good standing of a home inspectors trade organization. Apparently, the former requirement was not satisfactory and the new law grants licensed engineers and architects the authority to perform home inspections. The realtors association expects that the new board will improve the professionalism in the home inspection business and will also improve the services provided to home buying consumers
Florida residents can expect prompter investigations for complaints regarding the improper practice of engineering and more active enforcement of the State licensure law. This is a major victory for Florida residents as well as for the Florida Engineering Society which was instrumental in getting this legislation enacted.
Georgia Governor Sonny Perdue has rejected and vetoed a Home Inspector Licensure Bill (H.B. 1217) which would have established a State licensing board and set guidelines for the content of home inspection reports. Georgia home buyers who choose a licensed Professional Engineer to conduct their pre-purchase home inspection in lieu of a non-engineer home inspector are still protected by statutes governing the practice of engineering.
It is the policy of the National Society of Professional Engineers (NSPE) that those aspects of building inspections that require the application of engineering principles constitute the practice of engineering and should only be performed by licensed professional engineers. Such aspects include, but are not limited to, the evaluation of commercial, industrial, and institutional buildings and residential dwellings, regarding the structural, electrical, plumbing, or mechanical systems.

Further, it is the position of the National Society of Professional Engineers to encourage legislative or administrative regulations that require real estate professionals to provide a home inspector qualification disclosure notice to prospective purchasers of residential real property. This notice shall explain the scope of practice and authority of persons licensed as professional engineers versus persons not licensed as professional engineers offering to provide home inspections.

This policy is not intended to prevent or affect:
1. The practice of architecture;
2. The normal or routine inspection of buildings by designated municipal building inspectors or other authorized governmental officials for code compliance; or
3. The identification and reporting of evidence of apparent system failure, defects, or improper performance through observation or normal operation of user controls, provided that, as needed, engineering evaluations are referred to an appropriate licensed professional engineer.

To give your home a competitive edge when it’s time to sell, make sure it is in good physical condition. This not only makes your home more attractive and desirable, it also simplifies the negotiation process when the time comes for the buyer’s pre-purchase inspection.
According to home inspection experts, approximately half the resale homes in the market today have at least one significant defect. Routine maintenance is the best way to prevent major, costly problems from developing in the first place. If you have been putting off those repairs, now is the time to make them.
A Home Seller’s Check ListOver the years, ASHI has identified a list of common problems that typically appear on buyer’s home inspection reports. Early correction of these problems can increase a home’s appeal and its selling price. It also sets the stage for a favorable home inspection report for the buyer, and thereby helps to expedite the sale.
The following 6-point checklist can help you achieve these marketing goals.
1. CHECK THE MAJOR SYSTEMSAfter size, style, and location, a home buyer’s primary concern is the condition of the home’s basic structure and major mechanical systems. Most buyers do not want to invest a great deal of money correcting problems in such critical areas.
A pre-listing home inspection of the visible and accessible home components can reveal most of these problems, and include recommended repairs, if needed, on the following major items:

• Roof structure and covering
• Foundation, basement, and/or crawl space
• Central heating and air conditioning systems
• Electrical system
• Plumbing system

2. MAKE MAINTENANCE IMPROVEMENTSA number of maintenance improvements are relatively easy and inexpensive to make, yet they can substantially improve a home’s appearance, efficiency, and comfort. A professional home inspector may make helpful maintenance suggestions, such as:

• Trim trees and shrubs which touch or overhang the house
• Apply new caulking and weather stripping as needed around windows and doors
• Clean gutters of debris and leaves; repair or replace cracked or broken gutters, downspouts, and extensions to ensure proper drainage
• Replace bathroom caulk or grouting where necessary to prevent seepage and improve appearance
• Ventilate closed basements and crawl spaces, or install a dehumidifier, to prevent excessive moisture build-up
• Regrade soil around the foundation as needed to keep water away from the house
• Replace dirty filters in the heating and air conditioning systems
• Have the heating and air conditioning systems professionally serviced
• Have chimneys professionally cleaned, and install chimney hoods or caps as needed

3. PAY ATTENTION TO DETAILSFixing even minor items can go a long way toward improving that important first impression of our home. Here are some typical improvements which might be suggested by the home inspector’s findings:

• Repair leaky faucets
• Tighten loose doorknobs
• Replace damaged screens
• Replace broken panes of glass
• Replace burned-out light bulbs
• Secure loose railings
• Repair and coat driveway
• Patch holes or cracks in walls and ceilings, then repaint
• Repair peeling wallpaper

4. TAKE SAFETY PRECAUTIONSHome inspectors also pay attention to items relating to protecting the home and its occupants from danger. They can alert you to important safety precautions which home buyers will appreciate, such as:

• Installing smoke detectors on each level
• Installing Ground Fault Circuit Interrupters (GFCI’s) in “wet” areas, such as kitchen counters tops, bathrooms, and exterior outlets
• Keeping flammable products away from heaters, water heaters, and fireplaces

5. MAKE COSMETIC IMPROVEMENTSAn attractive, clean, and neat home will appeal to a buyer’s emotions. In addition to making repairs such as those listed above, remember to:

• Keep the lawn mowed and the house neat
• Clean the exterior walls and trim; repaint if necessary
• Open windows shades and curtains to create a bright, inviting atmosphere
• Keep the kitchen and bathrooms clean, since buyers scrutinize these areas

6. PREPARE FOR THE BUYER’S INSPECTIONIt’s a good idea to assemble in advance various house records that can be used to answer questions from buyers and home inspectors. The Home Buyer Checklist identifies some of the important factors to consider when choosing a home. In addition to an affordable sales price, they will also want to be sure that the neighborhood and house meet the needs of their family.

 The search for the perfect home is full of highs and lows, especially when it comes to dollar amounts. Between closing costs, transaction fees and other additional expenses littered throughout the home buying process, it is easy to feel bogged down by frivolous expenses. But possibly the best money you will spend during this process is one of those miscellaneous expenses—the home inspection. Home inspection costs are minimum compared are small change compared to other home buying expenses. Even most premium inspections do not exceed $500, but the information and knowledge gained through them is priceless.
A home inspection is one of the final steps in the home buying process, and it usually occurs once the seller or home builder has accepted the buyer’s offer, and the offer should be contingent on the results of a home inspection. This does not mean it is unimportant nor that it can be rushed through. The home inspection process takes time and effort on your part, but once it is complete you can rest easy knowing what you are getting and what you can expect from your home in terms of maintenance and repairs down the line. Most new home builders provide a home inspection. Perry Homes, for example, conducts numerous inspections throughout the building process to ensure exceptional quality. However, if you are buying a resale home, check out the following tips that are very important to have in mind before and during the home inspection process.
Know what you want and what you are getting. The first thing to know is that there are several types of inspections. Generally, buyers want a standard inspection that checks for major damages or problems with the home. The classic option is a home inspection—the house is inspected and, based on the findings, the buyer can request that the seller repair issues highlighted in the inspection or credit the buyer a certain amount to do the work themselves. They also have the option to walk away from the sale if the damages are too costly or dangerous for their liking.
A general inspection, meanwhile, looks for the same potential problems as a home inspection and produces a similar report, but the buyer cannot use this information to negotiate with the seller—the inspection report is for the buyer’s information only. Most general inspections also allow the buyer to walk away from the sale if they choose.
Specialty inspections for issues such as mold, radon and pest are also available, but these usually require additional costs and specialty inspectors—your average home inspector will not be able to perform these inspections.
Courtesy tip: Your inspector is not your contractor; they might point out problem areas, but they cannot fix them.
Choose your home inspector with care. A home inspection is such an important part of the home buying process. You want to make sure you find an inspector that is qualified and professional, as well as someone you feel comfortable with. Inspectors must be certified, so an important step in researching potential inspectors is confirming their certification through reputable organizations like the American Society of Home Inspectors and the National Association of Certified Home Inspectors. Both organizations have search engines to help you identify certified inspectors in your area—check out ASHI’s here and NACHI’s here.
You might also ask your real estate agent for inspector referrals. If they have an established history of working in the area, chances are they have dealt with numerous inspectors and have a small list of trusted referrals to draw from. Use your best judgement when it comes to first or second-party referrals.
Finally, request a sample inspection report, which an inspector should be happy to provide. This will give you an idea of the inspector’s process and attention to detail, not to mention give you a chance to familiarize yourself with the official inspection report paperwork.
Perform your own home inspection beforehand. While you are most likely not a certified inspector, you are the person who is going to live in this house. You want to be sure your personal concerns are acknowledged and—hopefully—put at ease. So grab a couple simple tools—a screwdriver, flashlight, binoculars, step stool and, if possible, a receptacle tester—and perform your own home inspection.
Visually inspect walls and ceilings for discoloration that could indicate water damage, check the water pressure in bathrooms by running the sink or tub and flushing the toilet, test electrical outlets if you have access to a receptacle tester and use your binoculars to check the exterior of the home—in particular the roof—for signs of curling, cracking or cupped edges in the shingles. Check out this home inspection checklist for a detailed list of inspection tips.
Here’s a pro tip: Look for newer cosmetic fixes, as well, like new paint or fixtures, even a well-placed rug. These could be masking underlying damages to the property.
Once you have noted your personal concerns about the house, bring them to your inspector’s attention ahead of time. Let them know you have specific questions about certain elements of the home and point them out. Be your own advocate!
Be present mentally and physically at the inspection. Most home inspectors will welcome your presence on the day of the inspection—they might even expect it. Let the inspector know you would like to come, and be prepared on the day to direct them to the issues you found in your pre-inspection. Remember, you have knowledge to offer in this situation; the inspector has never been to this property before, but you know your way around.
Arrive at the inspection ready to engage. Of course your inspector will provide you with a full report after the inspection, but it does not hurt to take notes as the inspection is in progress. Ask specific questions about how something works or the nature of the suspected damage. If you do not understand a comment your inspector makes, do not be afraid to ask! This is where feeling comfortable with the inspector you have chosen truly pays off. When you feel comfortable and respected by a professional, you are more likely to seek information you need without feeling embarrassed or unsure.
Know what to do with the finished product. The ultimate inspection report is not just a preview of a home’s potential maintenance and repair issues—it is a bargaining tool. If your inspection revealed major issues such as problems with the heating system or a damaged roof, you should include these issues in your post-inspection negotiations. If the inspection did not turn up major problems, feel free to include small issues and see what the seller is willing to cover. Make a list of surface problems you would like fixed by the seller in order of importance, but be willing to drop a few of your bottom seed issues.
Does the home inspection process feel a little less daunting? Spread that feeling by sharing this blog with other potential home buyers!

BY JOE CLINE
Real Estate Broker/Owner with Affinity Properties, Inc 509937
EMAIL  SHORT URL 

If you are buying a home in Texas, it is important that you learn what the Texas home inspection process entails. Home inspectors check the basic features of a home, including the structure, plumbing, electricity, roof, and basement or crawlspace. Home inspectors in Texas are certified by the state real estate commission, and they are required to follow inspection protocols that are determined by law.

Home inspectors do not have to check areas in the house that are dangerous to access or inconvenient. Although the inspector is required to use a ladder if necessary to check the attic and roof, other areas that would require a ladder to access can go without inspection. Texas home inspectors also do not have to report regular wear and tear, repairs that appear to be adequate, as well as any aesthetic issues. They are also not responsible for any property features that are buried or hidden. Although home inspectors are required to check the basement or crawl space, they do not need to inspect the crawl space if the headroom is less than eighteen inches. The entry to the crawlspace must be at least twenty-four inches by eighteen inches. Otherwise, the inspector is not required to enter the crawlspace. After the home inspection is completed, you should contact the inspector and ask if there were any home features that could not be inspected for any reason. Additionally, in Texas home inspectors are not required to check the property for signs of pest infestation. If you are concerned about pests, you might want to contact a pest control specialist and have them evaluate the property.

Home inspectors in Texas will carefully evaluate the structure of the home. They will report any obvious cracks or settling in the foundation. They will also report if the structural materials appear to have deteriorated. They will prepare a written report regarding the overall condition of the foundation. During the basement or crawlspace inspection, the inspector will also look for water damage. They will consider the property deficient if there is obvious water leakage or pooling of water. The inspector will also check the roof, and will note any damage or deficiencies. They will also estimate how long the roof will continue to be usable.

Inside the home, the inspector will check the plumbing system, making certain that it is fully operational. The electrical systems must be up to state code. Each home is required to have a disconnection point. If it does not, the inspector will mark the electrical system as deficient. Inspectors will check the heating and cooling system as well. In Texas, it is especially important that the home inspector carefully check out the air conditioning system. If there is a problem with the home's cooling system, you do not want to discover this on one of Texas' many one-hundred degree summer days. Finally, the Texas home inspector will inspect all the appliances in the home, making certain that they function properly and that they lack any obvious defects, such as rust.
Joe Cline writes articles for West Lake Hills homes. Other articles written by the author related to Rollingwood homes and Austin Texas real estate can be found on the net.

May 14, 2019 | by Reuven ShechterHOME BUYING
HOME INSPECTIONS & NEGOTIATIONS

At A GlanceIf you’re buying a home, it’s always best to get the home inspected before you close the deal. While the inspection will probably reveal more than a few defects, it doesn’t mean its an immediate deal-breaker. Here’s how inspections work and next steps on how to move forward after you have one.


In almost every situation, it is advised that anyone buying a home first request a whole home inspection prior to closing. It’s important to understand what is — and isn’t — included in a home inspection and your options for moving forward if — or more likely, when — defects are found.




Why get a home inspection?Learn why you should get an inspection and use a Clever Partner Agent.
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How Home Inspections WorkWhen you decide to have the home you’re buying inspected, you get to choose which company you use. If you don’t have a reliable one in mind, your real estate agent likely has a company they use frequently and would recommend. As the buyer, you pay for the inspection and are able to (and encouraged to) attend the inspection in person.
The standard inspection evaluates the condition of the homes heating and air systems, interior plumbing and electrical, roof, walls, ceilings, floors, windows, doors, foundation, and structure. Plus, you may want to (or be required to) get additional inspections for things like pests, or radon. The report provided to you after the inspection should include detailed descriptions and photos of any defects.
Fixes You Can Make YourselfIt is rare that a home inspector finds absolutely nothing wrong with the house. In fact, if this is the case, you may question the thoroughness of the inspector. Finding some problems doesn’t automatically mean you shouldn’t buy the house, only that you may need to be address the defects down the road.
If you’re planning on remodeling a bathroom or kitchen shortly after purchasing the home anyway, don’t ask the seller to make any repairs in those locations unless they’re major electrical or plumbing defects.
Here are some fixes typically handled by the seller after move-in:

• Cosmetic issues — Touching up paint or restaining a wood floor
• Simple, or cheap repairs — If it’s less than $100, don’t bother asking the seller to fix it
• Broken switches or sockets — This may seem like a big deal. It’s not, unless your inspector says that it is the result of a major electrical problem. It’s usually a common issue with a loose wire or a worn out part and is an easy fix.
• Outside structures — Garages and sheds aren’t usually fixed by a seller, especially in a competitive market.

When To Negotiate for FixesIf you’re short on cash, or don’t think you can handle much future repair work, you have two options to remedy defects in the house. You can either ask the seller to fix them at their cost or you can negotiate for a lower selling price or cash-back.
While you can request that the seller make repairs following an inspection, it’s important to pick your battles and the seller can always say no. These asks should mainly be reserved for major structural or mechanical defects. Rely heavily on the expertise of your real estate agent when deciding which repairs to ask a seller to make.
Common defects that a seller may fix include significant plumbing problems, a leaking roof, elevated radon levels, unsafe electrical defects, mold issues, and drainage or water problems. You may also ask the seller to hire an exterminator to handle a wildlife or termite infestation. Since these are usually issues you would want resolved before moving into the home, it would be typical for a seller to foot the bill to have these issues fixed prior to closing, instead of knocking money off the selling price.
When To Negotiate for MoneyIn certain instances, you may ask for cash-back credit at closing, meaning the seller provides money you can use to complete the project yourself. The seller may also offer to lower the purchase price. These options are similar in that you’re essentially paying the same amount for the home, but they may have different implications for your mortgage.
You may ask for cash-back or a lower selling price if you think the seller’s hired contractor might perform shoddy repairs, or you or the seller wants to expedite closing. If a problem is major, but doesn’t necessarily need fixed immediately, this may also be a time to ask for a discount of the asking price.
When To WalkMost any defect found in a home can be fixed — but it may come at a steep price. If you find a major problem like a foundation issue and the seller refuses to make the repair, it may be time to walk away from the deal. Additionally, just because the issues gets repaired doesn’t mean it won’t rear its ugly head again, and you’ll have to fix it at your own expense.
Problems Not Found During An InspectionWhile an inspector will do his or her best to thoroughly inspect the property for defects they are trained to spot, they pay not catch everything. Plus, they aren’t experts on everything. For example, they may check to see that an air conditioning unit is functional, but without a thorough examination by an HVAC specialist, there’s no way to guess whether or not it will likely still be working when you move in.
Leaks and some structural problems can also be easy to miss on an inspection. While an inspector is trained to look for telltale signs of a leak, if their inspection took place after a dry season, there may be very few signs.
Employ the ExpertsIf you’re looking to buy a home, connect with an experienced, local agent for guidance and support throughout the process. They know what homes are worth and can ensure you get the home for the best price possible, with the needed repairs. They also know the ins and outs of the inspection process and can help you determine when to make repairs yourself, how much you can ask of the seller, and when to walk away.
Clever Partner Agents are also able to offer on-demand showings — sometimes in less than an hour — so you know you won’t miss out on a good flip deal. Plus, you’re eligible for a $1,000 buyer’s rebate on any home you purchase for more than $150,000.

6 Home Inspection Tips for Buyers That Sellers Can Learn From, Too
by Valerie Kalfrin
Posted on March 28, 2019


home inspection sets both buyers and sellers on edge. It may feel like the buyer has the upper hand, but everyone involved is eager for this part of the sale to go well and understand its value in the process.
In fact, 90% of homeowners believe that home inspections aren’t a luxury but a necessity, according to a poll from the American Society of Home Inspectors (ASHI).
Realizing that each side ultimately wants the same thing—and that you can work together toward closing a deal—should set all parties more at ease. Start with these 6 home inspection tips for buyers that offer hidden lessons for sellers, too.

Source: (Kristine Isabedra/ Death to the Stock Photo)Tip #1: Make the inspection official by writing it in as a contract contingency.It’s not enough to tell the seller of a house verbally that you plan to get the house inspected before closing. You’ll need to work with your agent to make sure it’s written into the contract as a contingency clause, which “defines a condition or action that must be met for a real estate contract to become binding,” according to Investopedia.
The inspection contingency clause in particular allows a buyer to stipulate that they have a certain amount of time (typically 10-14 days) to inspect the property after both parties sign the purchase offer. This gives the buyer the chance to back out of the deal and get their earnest money back if they can’t come to an agreement on repair negotiations.
In the event that you’re buying the house from a friend or relative—or trying to compete in a hot market with fierce buyer competition—you might be tempted to waive the inspection.
Bad idea—says Frank Lesh, who also has inspected houses since 1989 and is the executive director ASHI. “Unfortunately, that could be a serious mistake,” he said.
Even if a seller isn’t deliberately hiding something, some maintenance issues aren’t apparent to an untrained eye.
Jesus Cardenas, a top-selling agent in Pembroke Pines, Florida, echoes that inspections are always part of the contract in the West Broward County area, where he works. “All properties are sold as is with the right to inspect within the first 10 days,” he said.
What that means for sellers:95% of purchased homes go through an inspection before closing so there’s very little chance that you’ll wiggle out of this step. The only exception may be in a white-hot market where buyers are clamoring to compete, giving you all the power to sell “as is” for market value (but it’s rare).
Because the inspection is written in as a contingency, you should know your options when it comes to repair negotiations: agree to fix the issue, offer a credit to the buyer at closing, or refuse to take action with the risk that the buyer could walk away with their earnest money.
The upside of a home inspection is that it puts everything out in the open. Both sides know what a property’s problems are and can negotiate with all facts on the table. For more tips on what’s the right call in varying negotiation scenarios, check out HomeLight’s guide: “Fix it or Fight It?” which is all about how to handle repair requests before closing.
Many agents will suggest a pre-listing home inspection to either tackle maintenance issues early or give buyers a heads-up about certain issues, creating transparency. Cardenas, for instance, incorporates an inspection into his pre-listing routine because his area has a lot of 1990s homes with Spanish-tile roofs near the end of their life expectancy.
One such inspection found that a client’s roof had perhaps one or two years’ life left. Cardenas knew a roofing company that his client hired to perform about $6,000 worth of repairs, plus provide certification of another year on the life of the roof. “The seller was a nervous wreck, but you know what? The inspection went through completely fine,” he said. “We sold the place to the first buyer.”
He’d rather know of any problems upfront than have the buyer’s inspector unearth a surprise maintenance issue.
Tip #2: Temper your expectations for a perfect inspection.Although a home inspection report is detailed, it doesn’t cover every nook, creak, and cranny.
“One expectation that first-time buyers have is that the inspector is going to find everything wrong with the house—and that’s not the case. We’re there as a guest of the owner, so we’re limited in our ability to inspect things,” Lesh said.
“We can’t tear behind the wall to see if there’s a leak behind the bathroom faucet or the bathtub. We can’t take things apart to see why the dishwasher is making a funny sound. Other than removing the electrical panel, we don’t move furniture or appliances.”
So if there’s a sectional sofa in front of the living room windows, for example, the inspector may not be able to reach all the windows to test if one sticks.
What that means for sellers:The inspection report assesses a home’s condition. It’s not a report card on how good a homeowner you’ve been or a “pass or fail” test. You may be used to your home and its quirks, but a buyer isn’t, so try not to take anything in the report personally—and remember, minor things will always crop up.
“Listen, you’re buying a 30-year-old home … even a ten-year-old home or brand-new construction, you’re going to have issues. Every house has an issue,” Cardenas said.
Trust your agent to help weed through what’s minor and what’s a potential deal-breaker.

Source: (Monkey Business Images/ Shutterstock)Tip #3: Be prepared to attend the inspection and ask lots of questions.When buyers pay for the home inspection, it’s fairly standard for them to watch the inspector at work. “The first thing I always do is I ask what their concerns are. Maybe they had an issue with a previous house, so they’re sensitive to that,” Lesh said.
Although he also explains that he needs elbow room—he might go into and out of the house several times, crouch down to examine something, and make sudden stops—he’s glad to answer any questions the buyer has.
“You’ll still get a report, but it’s easier to understand a problem when I can explain it to you, and you see what the issue is,” Lesh said.
What that means for sellers:Although buyers need this opportunity, a seller already knows the home—and more often than not can get in the way.
Lesh and Cardenas both have had experiences with buyers clashing with sellers who became defensive or emotional during the inspection.
Let your agent supervise the inspection and tell you what the inspector found. (If you’ve had a pre-listing inspection or a maintenance inspection done recently, you’ll already know what’s in store.)
Tip #4: Know when to ask for a repair, take a credit, or leave it be.The home inspection can trigger some delicate negotiations over a property’s flaws. For each, a buyer can request that the seller hire a contractor to fix it, obtain a credit (a reduction in the purchase price) toward fixing it themselves, or let it be. Sellers can opt for either or simply reject both and negotiate from there, although that puts the transaction at risk of the buyer walking away.
Sellers should repair major structural issues or safety problems, such as a dated roof or any requirements for a government-backed mortgage like an FHA loan, or offer credit if they don’t have the funds. Cosmetic imperfections, such as chipped paint or peeling wallpaper, can be left to the buyers to handle once they purchase the property.
“Most of the time, a seller will say, ‘No, I’m not going to give you a credit because the door doesn’t close properly,” Cardenas said.
What that means for sellers:If your electrical system, appliances, or water heater are older, talk to your agent about offering a service contract to sweeten the deal. Cardenas said these cost about $300 a year and reassure sellers that any repairs that might arise after closing will be covered. “That takes away a lot of problems,” he said.
Tip #5: Request documentation to prove completed repairs.While not essential, this can help verify any amenities the seller’s advertising, such as a new roof. “If the receipts are out, I’ll look at them,” Lesh said. “I think it’s a good thing for a seller to do if they actually did have work done.”
What that means for sellers:You might already have your receipts handy for a home appraiser, so it doesn’t hurt to let a home inspector view them, too, as well as your agent. “If the buyer asked for the documents about the repairs, and it was recently [done], then it’s better to give them to me,” Cardenas said.

Source: (Fevziie/ Shutterstock)Tip #6: Now’s your chance to get specialty inspections, too.Although home inspectors are trained and certified to assess several parts of a home, they also can specialize in what are called “ancillary inspections,” or more detailed reviews focusing on individual components.
If they don’t have the right expertise themselves, general inspectors might refer the buyer to specialty inspectors who can more accurately assess components such as the home’s foundation or signs of termites. These types of specialty inspections are an additional fee.
Depending on where you live, radon inspections are a common one for home buyers to get, Lesh said. This colorless, odorless gas is the second leading cause of lung cancer in the United States, according to the Environmental Protection Agency. Radon comes from the natural breakdown of uranium in rock, soil, and water, so any home can have a radon problem, the EPA says. However, people tend to think of radon testing more readily in homes that use well water or that have basements.
Other specialty inspections include termite or pest inspections, swimming pool inspections, and well or sewer scans, where they insert a special camera into the sewer line underground to make sure the pipe is functional.
If your home is older than 10-15 years, an electrical inspection can point out any repairs needed to bring the property up to code, such as replacing the electrical panel and any outdated wiring and receptacles.
What that means for sellers:Be prepared for your home to be scrutinized and have patience throughout the various inspections—but do keep tabs on the deadlines of the contract and when the buyer is supposed to have each appointment scheduled by.
Article Image Source: (Milly Eaton/ Pexels)

Process by  Gary Smith
Are you preparing to purchase a home? You’ll want to have it seen by a professional. New homes too!
Here are 7 truths about the home inspection process that will leave you with sound advice – trust me – my reputation is built on offering sound advise.
Inspectors are only as good as the last man (or woman) in. AKA – “The home inspector should have caught that”.
Sometimes it won’t matter how much experience the inspector has or how many credentials hang on the office wall. The moment you hire someone to work on your home you’ll be told that the issue you’ve hired them to repair is/was preexisting and that the home inspector should-a, would-a, could-a.
Truth: Most repairmen don’t respect home inspector opinions. 
What you see is not always what you get. Most sellers want you to know that they’re proud of their home. Pride of homeownership is one of the keys to living the American dream. However, by the time an inspector sees the property the cracks have been caulked, the roof has been patched and the cooling system will freeze you out of the house! After you’ve purchased your home, be prepared. At some point along the way, you’ll find cracks, your roof could begin leaking and the A/C system will need servicing. That’s one of the realities of homeownership and home inspectors can’t prevent it.
Truth: An inspection does not mean you may forego home maintenance.  
They have a license to steal. You’ve heard it before – “Gosh, they’ve got a license to steal”! You’ll most likely have that feeling after you’ve been “sold” a line of smoke and mirror tactics that have “little-to-nothing” to do with investigating and/or rendering an opinion about the conditions of your property. A prime example is a home inspection service who offers a 90 Day Warranty. This product is usually prefaced by claims that you’ll be 100%, 110% or even 200% satisfied with the inspection service. Read the details. Most 90 day warranties begin the day of the inspection, often have hidden deductibles and, as coverage begins, you don’t own the home yet. In some cases it can take 30 to 60 days before you take possession. Do the math.
Truth: Don’t be duped by flash and dash – if it’s too good to be true, it most likely is.
There is no a crystal ball. If you speak with an inspector who tells you, without hesitancy, that the roof won’t leak, the walls won’t crack, the drain won’t clog, etc. etc., you should be concerned. Home inspectors can’t predict outcomes and you’ll reinforce the opinion they have a license to steal (see above).
Truth: Inspectors can’t predict the future.
You came recommended. Who says? Inspector recommendations are a hot topic within the real estate industry and have been written and talked about for years.
#1) It’s not wise to hire your inspector based on price.
#2) Be very careful hiring the inspector as a real estate agent’s recommendation.
Most agents have been legally advised to offer you three or more inspector names/companies. They don’t offer three or more pest control companies, they don’t offer three or more alarm companies, or attorneys or/and a host of other professionals.
Why?
An inspector is hired to evaluate the home’s conditions and his findings can seriously alter the outcome of a purchase. Most home purchase contracts include certain contractual contingencies. An example would be that you must financially qualify for the home. Another common condition, called the home inspection contingency, states that you are satisfied with the physical condition of the home at the time of the contract. The buyer will be required to address this contingency before the contract is legally binding.
Truth: This is a huge purchase – don’t cut corners, interview the inspector and hire a trusted professional.
Out of sight, out of mind. There is no possible way (unless the inspector has a habit of jumping into phone booths and flying with a cape) that your inspector will have x-ray vision. If the seller (or the home he/she lives in) has limited the physical access to rooms, the attic, the crawl space or/and other areas of the home it will be impossible to render an opinion. Look for comments in the report that reflect limited or no access. If you don’t see these notes – well, what else has been left out of the report?
Truth: It’s wise to ask plenty of questions about the house.
You did read the entire report, right? Once the inspector is finished, it would not be wise to just flip to the summary and “hit the high spots”. Read the entire report. All of it. Often there’s value in the body of the report. Look for notes on maintenance, care and safety information.
You paid for a comprehensive report – if you don’t get one, well…you should have gotten one.
Truth: It’s wise to ask plenty of questions about the report.  
The Take Away :: Look for an experienced home inspector who has plenty of testimonials and a reputation of offering sound advice. Interview the inspector – check with past clients and don’t hire based on inappropriate ethics, discounted services and gimmicks. When the smoke clears – you could regret your choice…and that’s the truth!