To Inspect, or Not to Inspect - Prior to Listing the Home For Sale

Reblogger Winston Heverly
Real Estate Broker/Owner with Winston Realty, Inc. BK63078915

 

There are several benefits to getting a home inspection prior to placing the property on the market.

One, it indicates to the seller all the items that need to be addressed that they may not be aware of.

Secondly, it points out there will be no surprises and back peddling when an offer is made and the buyer requests their own inspection.

Thirdly, a dollar amount will be estimated which could be used to negotiate the final sales price.

Original content by Jan Green SA5376460000

To Inspect, or Not to Inspect - Prior to Listing the Home For Sale

There's been much written about this topic on AR, but today    Home Inspection I'd like to ask your feedback.  It's worked before when I've asked a seller to pay for a home inspection, have every item repaired, print out the report, display it on a countertop, and show it to potential buyers.  That seller had lived in the same home for 13 years, raising a family and going about their everyday living.  

My philosophy has been, be transparent.  If you're transparent in your dealings and show a potential buyer that you have made every repair and maintained this home as a home, not as a house, then the sale will proceed on a higher level.  There are houses for sale (foreclosures) and there are homes for sale (traditional sales.)

Home Inspection

But I'm sure not everyone thinks/feels this way.  So what are your thoughts?  Should someone selling a home in today's market hire a home inspector and proceed in making every repair.  A buyer could come along and ask for more repairs later and then "here we go again," which could frustrate the seller.  The seller then has the option of paying for even more repairs if a buyers inspector finds more that needs fixing.

Thoughts? 

 

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Jon Zolsky, Daytona Beach, FL
Daytona Condo Realty, 386-405-4408 - Daytona Beach, FL
Selling Daytona paradise for heavenly good prices

Winston - I am not sure it is really a good idea. First, I would expect the Buyer to do their own inspection. I think the limit in our contract to 1.5% of the price for repairs is enough protection for the Seller, rather than order an inspection, which can be useless.

Jan 18, 2012 11:50 PM #1
Rainmaker
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Stephanie/Bob The Ruiz/Miller Team
Keller Williams Cornerstone Realty - Ocala, FL
The Ocala Dream Team

Hi Winston, great post.  But I think a pre-inspection also brings some liabilty to us.  What do you disclose?

Jan 19, 2012 06:21 AM #2
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Jan Green
Scottsdale, Phoenix, Cave Creek, Carefree, Fountain Hills - Scottsdale, AZ
RE/MAX Excalibur Scottsdale REALTORĀ®, GREEN

Thanks for reposting my blog Winston!  It is a controversial subject.  I wrote this for 2 reasons.  I asked my sellers about 2 years ago to perform a home inspection because they had been in the home for quite some time, raising a family.  They paid for the inspection, repairing every item on the list.  We included the inspection and repairs in a binder on the counter of this $500,000 home.  The buyers loved that we were so transparent as they had lost out on another home because there werre too many repairs on the inspection list.  They felt comfortable with the way we represented it and we all moved forward.  They still did a home inspection and found 2 items, fairly minor, which we repaired.  It couldn't have gone smoother. 

Now the 2nd reason is that I am hoping to get a listing of a builders own home that he has built 2 additions to, and added green features.  He doesn't want to do a home inspection prior to listing the home for sale, which makes me nervous.  Why?  Because he admitted the gray water system from the master bathtub runs directly out to the lot, which is raw desert.  This will be called out in a home inspection.  

Disclosure is a huge issue and should be dealt with.  It's unlawful to not disclose anything about a home, no matter how trivial.  So, let's just say I'll encourage a home inspection and encourage every repair to be made and I'll display everything in this $700,000 home.  If not, then why bother?!

Jan 20, 2012 02:38 PM #3
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Winston Heverly

GRI, ABR, SFR, CDPE, CIAS, PA
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