Please Do NOT Send Me the Inspection Report

By
Real Estate Broker Owner with Aspen Lane Real Estate LLC

 

inspectionPlease Do NOT Send Me the Inspection Report

 

This is something I have been hearing from listing agents lately after having the buyer’s inspection done. 

 

I know that the seller and the listing agent would have to disclose any material defects with the home once they know about them, but refusing to receive the inspection report just doesn’t feel quite right to me. 

 

Why wouldn’t the seller want to know if there is something wrong with their home?  What if their home doesn’t sell and they end up staying there?  Wouldn’t you think they would want to know if there was a major problem? 

 

I have never told a buyer’s agent NOT to send me the inspection report.  I just feel like we need to have all of our cards on the table at all times.  If there’s a problem – address it and move on.  Its that simple. 

 

 

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Comments 107 New Comment

Rainmaker
889,932
Michael Jacobs
Pasadena Real Estate Representation 818.516.4393
Coldwell Banker Residential Brokerage

Hi Belinda --- I've encountered this on numerous occassions when I have had a buyer make an offer on a property that is "back on market".  I ask the reason and if there was an inspection.  Often the listing agent will reply  there was an inspection but we don't have the report.   It creates a bit of a red flag in my mind --- I'm not saying there is some type of cover-up but it does make some buyers wonder.    

July 12, 2012 09:05 AM
Ambassador
779,053
John McCormack
AlbuquerqueHomes.com
Albuquerque Homes Realty * www.AlbuquerqueHomes.com

Typically both sides see the inspection report in our area.  Keeps us all on the same page.

July 12, 2012 09:06 AM
Ambassador
599,187
Doug Rogers
Your Pineville Louisiana Agent
Bayou Properties Realty

Not to mention that as an agent YOU have a responsibility to disclose any known defects, even if not involved in the new transaction. Gets dicey though because most inspectors will defer the final say to professional tradesmen.

July 12, 2012 09:13 AM
Ambassador
1,029,423
Dick Greenberg
Northern Colorado Residential Real Estate
New Paradigm Partners LLC

Hi Belinda - Knowing a transaction fell because of inspection, and purposely avoiding knowing why, just feels like a failure to disclose ... something. I agree with you that it doesn't feel right and if it doesn't feel right, our policy is that it can't be right. I want to know what it was, and I either want the seller to fix it or disclose it - ignorance isn't the answer here.

July 12, 2012 09:32 AM
Rainmaker
1,223,383
Ron & Alexandra Seigel
Luxury Real Estate Marketing
ra@napaconsultants.com

Belinda,

I agree with Dick.  When we were getting ready to sell our home, we ordered an inspection report so that we could be proactive and fix things ahead of time...Disclosure equals peace of mind...Someone who does not want to see what is wrong or right with their home as well as the agent representing the seller equals flashing red lights and worries.  Regardless of what is a state or federal regulation says, disclosure is peace of mind, and in our opinion peace of mind is worth its weight in gold. A

July 12, 2012 10:40 AM
Rainmaker
1,761,236
Roy Kelley
Retired Real Estate Broker, Maryland Blogger

Some sellers and listing agents fear that they will have to make additional disclosures if they receive the home inspection report and the sale does not go to settlement.

July 12, 2012 11:07 AM
Ambassador
1,176,438
Toni Weidman
23 Years Selling Homes in New Port Richey, FL
Re/Max Sunset Realty

That doesn't make sense to me, Belinda. Isn't that kind of avoiding the issue. Better to know and fix.

July 12, 2012 12:06 PM
Ambassador
1,805,755
Chris Ann Cleland
Associate Broker, Northern VA
Long & Foster REALTORS®, Gainesville, VA

If a buyer wants to get out of a contract on the home inspection contingency, the notice to do MUST be accompanied by the report.  We don't have an option to NOT receive it.

July 12, 2012 12:21 PM
Ambassador
1,070,565
Bryan Robertson
Innovator, Writer, Speaker
Catarra Real Estate, Inc

Any agent who declines the inspection report is, in my opinion, hiding something.  Our brokerage would never allow us to disregard an buyer's inspections.

July 12, 2012 12:47 PM
Ambassador
867,107
Debbie Reynolds
Your Dedicated Clarksville TN Real Estate Agent
Prudential PenFed Realty, "The Real Debbie Reynolds" Your Clarksville Real Estate Professional, 931-920-6730

Belinda, I haven't heard that but have heard where Fannie Mae refuses to look at one. Very odd.

July 12, 2012 01:58 PM
Rainmaker
325,731
Shannon Milligan, Richmond VA Real Estate Agent
RVA Home Team - Winning with Integrity.
RVA Home Team with Jefferson Properties

I recently had a buyer thinking about making an offer on a property that had fell through due to inspection. I asked the listing agent if we could get a copy of the prior buyers inspection report and he said sure, but that he DID NOT WANT TO SEE IT and he would have the old buyers agent send it to me. RED FLAG UP! We didn't even bother.

July 12, 2012 02:26 PM
Rainmaker
111,122
Jerry Morse
BBA,GRI
The Morse Company

Our Wisconsin forms (which are required by the State), require that the listing agent and seller get a copy whether the buyer has issues or not as far as the report.

July 12, 2012 02:53 PM
Rainmaker
107,119
Phil Boren
NorCal Homes Online, Roseville Homes For Sale
RE/MAX Gold, 916-218-7481

Asking not to see something that you know exists seems odd, but it happens.  And, not receiving the inspection report doesn't change the seller's obligation to disclose material issues.  In other words, putting your hands over your eyes doesn't make you invisible ...

July 12, 2012 03:03 PM
Rainmaker
1,205,148
Carla Muss-Jacobs, Principal Broker/Owner
Buyer Focused ~ Buyer Results
BuyersAgentPortland.com | (503) 810-7192 Portland Metro Exclusive Buyers Agent | 100% Buyer Representation ~ 100% of the Time

I submit it with Buyer's Repair Addendum to evidence what we are asking the seller to repair/replace.  A listing agent that doesn't verify the requests made isn't doing their client a bit of good.  The buyer could come up with a lot of things that aren't backed up as something the inspector made note of being an issue.

July 12, 2012 03:04 PM
Rainmaker
770,483
Paula McDonald
RE/MAX The Woodlands, TX 936-203-0279
Chevaux Group, PLLC

Wow, here in Texas a Seller must disclose an inspection report to the Buyer if there has been one within the last 4 years.  Additionally, I cannot imagine why a listing agent would not want to see it as well.  That just doesnot make sense.

July 12, 2012 03:12 PM
Rainer
56,501
Rose Marinaccio
Coldwell Banker Residential Properties

Wow. If I wanted a copy of the inspection report from the Buyer's agent, its like pulling teeth. You would think I've asked them to donate a kidney! If an issue pop's up on the report, I will usually just get a small "copied" version of what the inspector stated.

July 12, 2012 03:16 PM
Rainer
129,336
Andrew Martin
Keller Williams - Danville

As a listing agent, I don't really care if I see it, especially on an as-is or a short sale. If I know the sellers not going to fix anything, then I don't really need to know what's wrong with the house. It might be interesting and everything, but do I really care? Not really.

July 12, 2012 03:19 PM
Rainmaker
565,341
Hella Mitschke Rothwell
Hawaii & California Real Estate Broker
(808) 226-1095 or (831) 626-4000

As the listing agent of a short sale recently, the first time the sale did not go through was because of the inspection report. I was so happy to have it because I made sure the next buyer knew exactly what she was getting into. And it went through in record time.

July 12, 2012 03:34 PM
Rainmaker
446,986
Tim Maitski
The Agent Who Uses "Watermelon Tough" Sign Posts
Atlanta Communities Real Estate Brokerage
As the seller, you have no control over the buyer's choice of inspectors. Just because an inspector writes something in a report doesn't make it a fact. It's one person's opinion. If you go get your cousin Vinny to do an inspection to help you negotiate down the price, I don't want that to taint my house for future buyers. Just tell me what your bottom line is or terminate. I had a personal experience like this ten years ago selling my own house. A buyer brought his expert inspector to check out my home. I was basically told that my house could fall down. I was told it was unsafe for me and my family. It was a 1938 craftsman bungalow. They terminated. The next buyer had his inspector check it out and they didn't ask for anything. They said there were only a few minor items that they would take card of themselves.
July 12, 2012 03:47 PM
Rainer
6,128
Carmen DiSalvo
Northeast Ohio Home Inspections Akron, Oh

The old saying that "Knowledge is Power" comes to mind. The more informed you are, the more you can help your client!

July 12, 2012 03:58 PM
Rainmaker
995,711
Karen Anne Stone
Fort Worth Real Estate
New Home Hunters of Fort Worth and Tarrant County

Belinda:  I think what the Listing Agent is trying to do is circumvent the requirement that the seller MUST disclose any defects they know of... as far as the home they are selling is concerned.

In the Texas market... we are told that if an inspection has been done, and the seller is in possession of that report, that this particular report must be noted on the MANDATORY Seller's Disclosure that all sellers must complete... and then accompany their Seller's Disclosure when the buyer requests it... which is before the buyer writes their offer.

I think it's a case of the seller says "If I don't know about it, I am not obligated to tell the buyer about it."

In plain language... it's just the Listing Agent trying to "play dumb."

July 12, 2012 04:00 PM
Rainmaker
945,788
Karen Fiddler, Broker/Realtor
(949)510-2395
HOM Sotheby's Intl Realty, 949-510-2395

Buyer's agents are required to give a copy of the inspection report to the listing agent. I do not believe it's wise to hide your head in the sand.

July 12, 2012 04:04 PM
Ambassador
1,756,855
Jeff Dowler CRS
Carlsbad CA Homes for Sale (760) 840-1360
Solutions Real Estate

Belinda

Glad you write this post and happy it was featured, after you commented on mine.

We send the inspection when we request repairs. But I had a recent case where the buyers did not get that far but on the basis of the inspections bowed out. Agent did NOT want either of the reports that were the basis of the cancelation, but was specifically told the reason so no way they can say they are not aware of the issue.

Wonder what the next buyers will be told, if anything. I think there will be a disclsoure issue.

Jeff

July 12, 2012 04:20 PM
Ambassador
1,041,897
Charles Buell
Seattle Home Inspector
Charles Buell Inspections Inc.

Reminds me of the ostrich sticking its head in the sand :)

July 12, 2012 04:29 PM
Rainmaker
328,320
Lynn Pineda
Coral Springs REALTOR- Promises Delivered
Keller Williams Partners Realty

Belinda, yes that would seem a bit peculiar to tell someone to not send me the inspection report; for what reason other than not wanting to disclose an item that would affect the value of the home would an Agent not want to receive it? Be in the know and don't make any attempt not to disclose.

July 12, 2012 04:29 PM
Ambassador
1,065,189
Joni Staples
Your Huntsville / Lake Livingston Area REALTOR®
Berkshire Hathaway Home Services - Anderson Properties

I have NEVER refused an inspection report, nor will I. Why? Becuase I represent the seller and it is in THEIR best interest to address and disclose any material defects of their home. Non disclosure of material defects by claiming ignorance is NOT in the best interest the seller.

July 12, 2012 04:45 PM
Rainmaker
106,427
Cathy McAlister
Sacramento DRE#00648507
Cathy Ashley McAlister, GRI CDPE - Broker / Sacramento

I once heard a listing agent say their  REO lenders tell them to delete emails with inspections.  That they are specifically instructed by the REO banks to not take possession.     I would love to be in a courtroom watching that same agent defend themselves against a suit for a report they had knowledge of and choose not to read and accept.  That process is wrong on so many levels.   I recently posed a question about this issue to a Real Estate Attorney at a seminar.  He is surprise that there is no case law as yet in California to confirm the obvious - and he strongly recommended to the crowd to not become the poster child for following such a dangerous instruction from a client.    If you know it exist - you might as well read it. 

July 12, 2012 05:33 PM
Rainmaker
269,014
Dianne Goode
Realtor/Broker
Raleigh Cary Realty

Hi Belinda.  In our market, the liisting agent expects to see the inspection report because it justifies the buyer's repair request.  The report contains all the details -- which window/ shingles where?  I've never had an agent decline to receive it.

July 12, 2012 05:35 PM
Rainmaker
162,614
Reba Haas
Team Reba, CDPE
Team Reba of RE/MAX Metro Eastside www.TeamReba.com

the report is owned purely by the person who paid for it - the buyer in most cases - so if they don't provide it, it is not a contractual obligation by anyone to pass it along. In some cases, there aren't any major defects but a buyer uses the inspection period to cancel a deal they've changed their mind about. It goes both ways...

July 12, 2012 05:41 PM
Rainmaker
537,977
Eric Michael
Metro Detroit Real Estate Professional 734.564.1519
Remerica Integrity, Realtors®, Northville, MI

If a buyer wants to renegotiate the initial contract because of something that was found during the private home inspection, the listing agent and the buyers need to see the report.

July 12, 2012 06:01 PM
Ambassador
1,394,304
Tammy Lankford
Your Lake Sinclair Expert (706-485-9668)
Lane Realty

It's the sellers call here.  They can ask or not ask for it.  They can also attempt to renegotiate without providing it. 

July 12, 2012 06:46 PM
Rainmaker
529,102
Don Sabinske
Sabinske & Associates Inc.
Don Sabinske, Sabinske & Associates Inc.

I don't ever want it either.  And, it is because I would then have to keep it forever.  FOREVER.  Because our state demands complete disclosure of any material facts, and I would have to look it up each and every time I showed the house whether I remembered the house or not.  Can you imagine the cross-referencing I would have to do for every showing I took a buyer to? 

 

 

July 12, 2012 06:49 PM
Ambassador
1,362,188
Liz and Bill Spear
RE/MAX Elite Warren County Ohio
RE/MAX Elite 513.265.3004 www.LizTour.com

Belinda, I'll play devil's advocate too.  There's some validity in what Tim stated in #19.  A bad inspection report could in essence become a way to coerce a seller into agreeing things they wouldn't otherwise do just to keep deal A together because buyer B will be frightened by the new disclosures/report.  And if the seller gets a counter inspection that says Inspector A was off base, will the new prospective buyers believe it?  Most buyers are probably already of the mindset that sellers aren't fully disclosing as it is.

Just like real estate agents, there's a pretty wide range in the professional qualifications of inspectors.  It takes very little in Ohio to get that license and we've seen some OUTSTANDING inspectors, and some that are just plain scary.

We expect the pages of the inspection report relevant to the requested repairs of course.  And we have known agents that have outright stated you send me the entire report I'll delete without opening.

We having fun yet?? :)

July 12, 2012 06:50 PM
Rainmaker
653,593
Joetta Fort
Independent Broker, Homes Denver to Boulder
The DiGiorgio Group

Buyers like the sellers to see the inspection, so they know they didn't ask for EVERYTHING the inspector noted.  Yet I rarely get an inspection report.  Got one today, for the first time in a few years.

July 12, 2012 06:51 PM
Rainmaker
248,169
Jeff Pearl
RE/MAX Distinctive / LIC in VA

That is a risk not worth taking. I would send anyway, whether they open it and read it is up to them, but I'm going to send it.

July 12, 2012 06:51 PM
Rainmaker
314,427
Karen Feltman
Relocation Specialist
Cedar Rapids/Iowa City, IA Skogman Realty

In my area, the home inspection is the property of the buyer.  They are the ones hiring the inspector and paying for the inspection.  When we ask for repairs to be made, we only send a summary with photos of the items that we wish the seller to repair in the inspection remedy.  There is no need to send the entire report to the listing agent or seller.  I can understand where you are coming from though....if a buyer's agent wanted to send the report to me, I would take it too!

July 12, 2012 07:01 PM
Rainmaker
563,794
Kathy Sheehan
Movement Mortgage 770-634-4021

I have buyers that will frequently send me the inspection report and it isn't necessary.

July 12, 2012 07:13 PM
Rainmaker
359,613
Kevin Mackessy
Dedicated. Qualified. Local.
Blue Olive Properties, LLC
You need to assume culpability for disclosure so you cranked thinly should not pass on getting sent the inspection report.
July 12, 2012 07:21 PM
Ambassador
1,621,298
Richard Weisser
Richard Weisser Coweta Newnan Homes for Sale
Better Homes and Gardens Real Estate Metro Brokers

It's an interesting issue, because if a serious safety related issue is discovered, is liability eliminated by not WANTING to know about it?

July 12, 2012 07:47 PM
Rainer
155,742
Rob Ernst
Reno, NV-775-342-4767- Inspector & Energy Auditor
Certified Structure Inspector

It's true here that the one who pays for the report owns the report. But the goes only as far an the Home Inspector. Once the owner of the report allows it to be emailed around it open season. The fact that people want to know just shows the mentality of the people who are selling and why disclosures are not filled out honestly most of the time.

July 12, 2012 08:09 PM
Rainmaker
545,324
Corinne Guest
Find Your Barrington Dream Country Suburban Home
Managing Broker-Barrington Realty Company

There is also the fact that the inspection report was not prepared for the seller, it was bought and paid for by the buyer and all it's data belongs only to the buyer, and here their attorney. So if it does not belong to the seller, he didn't commission it, then I wonder whether he could be held accountable for any of the contents anyway. Unless of course, as we do here in IL, it is formally served by one attorney to another. Clearly different thoughts and rules apply for each state.

July 12, 2012 08:13 PM
Rainmaker
497,184
Michelle Cooks
Pensacola, Pace & Gulf Breeze Property Management
Charles Stallions Real Estate Services

I always attend the inspection so as to get just the repair report. I find it helps to have a preinspection report as well.

July 12, 2012 08:22 PM
Rainmaker
65,365
Tiffany Sniezek
Tiffany Sniezek 713-594-9639 RE/MAX Woodlands TX
RE/MAX The Woodlands & Spring, TX 713-594-9639 direct,

Interesting post as I have seen this before too. Great comments by all.

July 12, 2012 08:42 PM
Rainer
125,599
Hal Hovey
Realtor - Oak Harbor Homes For Sale Whidbey Island
VA & FHA home buyers, vacation homes, foreclosure homes

If the seller gets sued later for an "undisclosed" problem with the house, it is better for them to have the buyer's entire report.  I have seen where the seller was able to prove the buyer discovered the problem during their inspection, but chose to ignore it when asking for repairs prior to closing.

July 12, 2012 08:48 PM
Ambassador
711,988
Jerry Newman
Texas REALTOR, San Antonio Military Relocation
Green Home Realty, 210-789-4216,www.Selling-SanAntonioHomes.com

Hi Belinda. Great comments going on here, but it's the Listing Agent who is actually refusing to accept those inspection reports. I would think the sellers would like to know what problems and issues were found.

July 12, 2012 09:40 PM
Ambassador
1,073,663
Tammie White
TW Realty Group, Franklin TN
Benchmark Realty, LLC (615) 495-0752 or www.TWRealtyGroup.net

For the most part, agents here aren't submitting the entire inspection report to sellers. Unless, they plan on walking away entirely and exercising their home inspection clause.

July 12, 2012 09:48 PM
Rainer
95,496
Bart Foster
Boston MA Real Estate
Keller Williams Realty Boston - Metro

Have to disagree here. It's the buyer who commissioned and paid for the inspection. Why should they be handing it over to benefit the seller unless they are under obligation to provide it when exercising their right to terminate the contract. However I would ask if a Seller were to commission an inspection and provide it as part of every showing, how many buyers would pass on commissioning their own inspection?  Every buyer should have their own inspection, and no inspection should ever be expected to be 100% complete. As some buyers are only concerned with certain aspects of a home and breeze over certian things they are comfortable with, there might be a huge liability for a seller in providing a copy of another buyer's inspection.  If there are any Seller attorneys reading this blog, I'd like to hear their thoughts on the matter.

 

July 12, 2012 10:23 PM
Ambassador
1,518,686
Christine Donovan
Broker/Attorney 800-610-7253 DRE01267479 - Costa M
Donovan Blatt Realty

Belinda - It seems like an odd way to avoid potential disclosure issues.  Won't the seller be notified when the buyer asks for repairs.

July 12, 2012 10:32 PM
Rainmaker
605,537
Pamela Seley, REALTOR®
Menifee Lakes California Real Estate
REALTY EXECUTIVES OTF

Belinda, that's just plain crazy, imo. I need the inspection report because it becomes part of my broker file. If something is questionable in the report, seller or buyer can get a second opinion. Thanks for your post today,

July 12, 2012 11:08 PM
Rainmaker
529,770
Gary Frimann
California Broker and REALTOR
Eagle Ridge Realty / Signature Homes & Estates

Did she not asl for it for fear that if she knew, they may be held liable for something?  That sounds pretty crazy.  If I am th listing agent, and can get my hands on an inspection report that someone else paid for, I'd say great!

July 13, 2012 03:13 AM
Rainmaker
1,374,155
Lawrence "Larry" & Sheila Agranoff. Call 631-805-4400 (c)
Long Island Condo & Home Sale Specialists
Charles Rutenberg Realty 255 Executive Dr, Plainview NY 11803

Wonder why the listing agent said this Belinda? We can understand that the buyer paid for it and maybe they wouldn't want to give free information (?) but for the Realtor to say "don't send it" is kind of confusing...

July 13, 2012 03:32 AM
Rainmaker
1,080,190
Bryant Tutas
Broker/REALTOR, Tutas Towne Realty, Inc
Bryant Tutas-Tutas Towne Realty, Inc

It depends. Are you just sending the inspection report and expecting the listing agent and the seller to go through it and take care of things or are you sending the report along with a signed addendum outlining the repairs that are a concern to the buyer? If it's the latter then I'm ok with it. If not well........don't send me the inspection report!

July 13, 2012 03:53 AM
Ambassador
870,218
Amanda and Jared Christiansen, YOUR Fort Wayne Realtors
Century 21 Bradley.
Century 21 Bradley (260)704-0843

As a listing agent, I would like to see the inspection report.  Especially if the buyer is asking for repairs.  Doesn't make sense to me to not share it.  Good post.  

July 13, 2012 05:19 AM
Rainer
103,517
Andrew Herren
Craig Massee Real Estate

The inspection report is a report on one person's opinion of the condition of the home. It is not (in itself a request) for repairs. As a broker and a home inpsector I will say that the inspection classes I took instructed the inspector to never turn the report over to anyone but the client that paid for the inspection. What that client chooses to do with the report is up to them and their agent.

A Georgia contract is basically an option contract anyway. The buyers can ask for repairs that are not in the inspection and terminate (if they are within their window) if they do not get want they want.

I am surprised that no one has mentioned material fact. Personally I wouldn't want one home inspector's opinion to now be facts that I had to disclose to a future buyer when this deal goes south! I don't want this to sound like I'm knocking home inspectors (did I mention that I am one?), but I have seen some terrible inspections.

July 13, 2012 05:37 AM
Rainer
124,072
Chris Jenkins - Miami/Miami Beach Realtor
Keller Williams Miami Beach

In FL, if a buyer wants to terminate a contract based on an inspection report, then the report must be provided along with the amendment.  I see where these listing agents who don't want to receive a report are coming from... I don't agree with it, but I see it... but, do they think that not having an issue in writing eliminates their and their client's need to disclose going forward?  They've certainly been told about any issue that is so important to a potential buyer that they have terminated because of it.  Knowledge=disclosure.

July 13, 2012 05:38 AM
Rainmaker
230,389
Shannon Lewis
Realtor, Broker - Champaign-Urbana, IL
Beringer Realty

I'm in agreement with those here who have stated that they want to see the report if the buyer is requesting repairs from it. Otherwise, there's really no point. HOWEVER, I can't imagine asking the buyer specifically NOT to send the report to me. If the seller is that concerned with what he may have to disclose from someone else's inspection report, then he should have his own pre-inspection so everyone doesn't think he's a big sketch ball :-)

July 13, 2012 05:48 AM
Rainer
6,682
Desiree Frazier
MyWay Realty, llc

I ran into this on my very first sale.  I was the buyers agent and I automatically sent the report to the listing agent with the list of repairs requested.  The listing agent then informed me that I wasn't supposed to send it to him.  The report belongs to the buyer not the seller.  Since then I always give my buyers the option of sending it, and when they choose to send it, I include a note saying the buyer requested the report be sent over.  I've never been "corrected" again.  

July 13, 2012 06:00 AM
Rainmaker
1,148,592
Elizabeth Weintraub Sacramento Real Estate Agent, Top 1% of Lyon Agents
Put 40 years of experience to work for you
Lyon Real Estate

I'm with Cathy #27, send the report. Contractually, in California using a standard CAR form, the buyer must send the inspection report. Any defects known to the seller's agent must be disclosed.

I typically have the opposite problem. When a buyer walks from one of my short sales, it's like pulling teeth sometimes to get the reports from the buyer so I have them to hand over to the next buyer. Especially when you're like me (selling short sales) and selling a home 2 or 3 times, you want to make sure you are disclosing absolutely everything you know to the final purchaser.

July 13, 2012 06:10 AM
Anonymous #59
Anonymous
Muriel Lawty

Anothe reason to see the report is that sometimes the inspector makes a mistake.  If you can identify this, it is possible to save a failing transaction.  And, of course, I totally agree with full disclosure.

July 13, 2012 06:34 AM
Rainmaker
174,064
Robby Leviton
Knowles Team
Keller Williams Realty

I agree with you, I always send the report with my inspection response as back up to what we are asking for. If a Sellers agent won't take it then they aren't being ethical are trying to hide material defects.

July 13, 2012 07:00 AM
Rainmaker
246,428
Jeanne Dufort
Madison and Lake Oconee GA
Coldwell Banker Lake Country

Its just a time and money waster for all involved when a prior inspection discovered problems and those are not disclosed to all future buyers.

July 13, 2012 07:06 AM
Rainmaker
120,911
Allyson Hoffman
Making Today's Dreams Tomorrow's Reality!
RE/MAX Villager (Chicago North and North Suburbs Real Estate)

I'm fine with getting the report.  I'm not necessarily fine with accepting what is in it as gospel.  I could recount countless reports that provided a list of scary problems that when further investigated by the "specialists" (inspectors are generalists), found no such problem -- things ranging from defective furnaces that are perfect, to structural concerns that simply do not exist.  I'd say, it's important to take the information "with a grain of salt" and do your own follow up before disclosing anything that is potentially questionable!  There's even one firm around here so notorious for providing a litany of minutia that cannot be substantiated that I could wager my last dollar on the fact that when they are involoved, we are going to have problems ... just about 100% of the time and the majority of the issues cannot be substantiated upon further investigation. 

July 13, 2012 07:12 AM
Rainmaker
104,436
Nick Walton
Call 469-556-2393
JP & Associates REALTORS®

As the listing agent I don't really want to see the inspection report however every single home I have listed and has gone under contract, the buyers agent has sent me the report. I am of course not going deny having a copy or say I have not seen it when I have.

What I really hate is when you are in negotiations and it is looking like you are not going to be able to make a deal and the buyers agent says, "Well you know that your are going to have to disclose the Inspection to the next buyer that puts in an offer and you are going to have to get items A & B fixed then..."

I just dont see it as a bad thing but hate to be threatened with it.

July 13, 2012 07:14 AM
Anonymous #64
Anonymous
Lisa Jalufka

Belinda, Here in our marketplace in Ashburn VA, our contract home inspection contingency specifically states that a copy of the report has to be provided to the seller and listing agent when repair/replace items are being requested.  And yes, sometimes that means that we now have actual knowledge of a material defect that we will have to disclose to another potential buyer if the current one withdraws.  But I agree with other replies here, it is better all around to have the information and disclose it.  It also begs the question, isn't there still some knowledge of defects even when refusing the report ?

 

July 13, 2012 07:16 AM
Rainer
115,826
Sylvia Jonathan
Broker Associate, SFR
Coldwell Banker Platinum Properties

I don't know it works in Colorado, but per our CA contract, paragraph 10.B, any inspection reports the buyer gets must be given to the seller. Also, when the buyer makes a request for repair, the buyer references respective sections or pages of the attached inspection report on the request form. I don't think refusing to read the reports constitutes not knowing about a condition.

July 13, 2012 07:16 AM
Rainmaker
445,992
Amanda S. Davidson
Your Northern Virginia Realtor
Living A Dream Real Estate

Very interesting post Belinda, I've never heard of a listing agent not wanting to see the report. I always send it with a copy of the repair requests. Refusing to read the report seems silly and counter productive to me too.

July 13, 2012 07:19 AM
Rainer
134,232
Ben Yost - 303-587-4297
FHA, VA, Homepath and Jumbo - Mortgage Loans in De
First Time Home Buyer, Mortgage Rates, Pre-Approval

Like politicians- plausible deniabily???

That is crazy!

Good Post!

July 13, 2012 07:30 AM
Rainmaker
236,299
Roger Johnson
Realtor - Hickory NC Real Estate
CENTURY 21 American Homes

I've skimmed over some of these comments, and frankly, I'm a bit surprised at the level of assumptions as to the natural of the deal and/or why a seller's agent wouldn't want a copy of the report.

With what you've written, I would have to question why are you even trying to send the inspection report to the list agent?  A home inspection was done for the buyer and at the buyer's expense and for the buyer's eyes only.  You can't even offer the report to the seller without the buyers express permission to do so.

Even if you are offering the report with permission to show any issues found that the buyer is requesting be repaired, you only need to show the summary report and really, only the issues in question.  Again, this is the buyer's inspection, not the seller's.

If your buyers get an inspection that makes them want to terminate the contract because the inspector found some major defect, you just cancel the contract and move on.  You don't represent the seller.  It's not your job to show them issues found in a home inspection.

July 13, 2012 07:30 AM
Anonymous #69
Anonymous
Thessy Onyenedum

Belinda, interesting post and trend.  Indeed, in California, the selling agent is bound to provide the seller and listing agent with all inspection reports. Makes sense. The Seller needs to know the condition of the home they are selling.

July 13, 2012 07:34 AM
Rainmaker
229,900
Emmary Simpson Tierra Antigua Realty - Tucson AZ
Serving Tucson AZ and Las Cruces NM
Steinborn Referral Associates - Las Cruces, NM

I recently had to cancel a contract due to the inspection. I sent the listing agent our buyer's response and included the page of the report that addressed the issue. With my seller's permission, I disclosed one other issue when the LA asked - it wasn't major but it was something that needed to be addressed.

I will send the report with the buyer's permission - they paid for it, it's theirs. If they don't want me to send it, I don't.

July 13, 2012 07:42 AM
Rainer
26,663
Robert Boerner
Gecko Realty

In our area, it is normal for the seller and the listing agent to receive a copy of the home inspection report.  But, I have been the LA who says don't "don't send the report to me".  Why?

 

In California, home inspectors are not licensed or regulated.  The trade associations won't do anything to investigate questionable inspectors (I've tried).  Certain local inspectors have a reputation for preparing reports with innaccurrate findings.  I had one recently where the buyer's agent had her friend/home inspector prepare a report on my listing.  The inspector made a number of incorrect findings (furnace recalled when it was not, roof needing replacement when it had no leaks, rodent infestation - pest inspector disagreed).  The buyer demanded all items on the report be repaired prior to COE and the deal subsequently fell apart.  The buyer agent wanted to use the trumped up report as a hammer during negotiations.

 

I contacted the inspector and he agreed he may have made mistakes.  He verbally told me he three times would correct his report and resend it.  He never did.  I contacted his trade association and they would not intervene.  So, I was left with a bogus report but obligated to give it to future buyers.

 

So, do I ask not to be given a copy of the report?  Sometimes (after discussing it with my client).  It depends on who the buyer hires as an inspector.  Does that make me look shady?  Perhaps.  But I am protecting my client and that is my obligation.

 

If inspectors did their job properly (accurately observe and report) and not make recommendations on what needs to be done and how much it will cost, I would not have a problem with seeing a report. 

 

As much as I hate additional regulation, I would like to see home inspectors licensed by the state.

Regarding California and the law stating the report must be given to the sellers -

California's RPA does not require the inspection report be provided to the seller by the buyer.  It requires the report "be made available".

 

July 13, 2012 07:50 AM
Rainmaker
268,098
John DL Arendsen
Real Estate Broker, Mfg Home Dealer, General Contr
TAG Real Estate Sales & Investments & ON THE LEVEL GC

I can't believe in today's litigeous world people would even think that way. 

July 13, 2012 07:54 AM
Rainer
130,312
Laura Murray
Search Montgomery Co., MD for homes www.MDRealEstateOnline.com
Weichert

Interesting, in terms of disclosure I wonder if refusing to see the results of an inspection would hold up in court as a not aware of an issue defense?

July 13, 2012 07:57 AM
Rainmaker
793,132
Gail Robinson
REALTOR, GRI, e-PRO, Fairfield County, CT
William Raveis Real Estate

In Connecticut, buyers aren't required to share their inspection report with the seller.  Most often they will share parts of the report.  I've seen some properties where several inspection reports were done and some of the reports are contradictory, so which is the real material fact?  Inspection reports vary greatly in quality and accuracy, just like appraisals.  That being said transactions go much smoother if all the material facts are laid on the table from the start and reflected in the list price, so the more disclosure the better, but let's just realize that inspection reports aren't perfect.

July 13, 2012 08:03 AM
Rainer
115,226
Roger Newton
Roger Newton Real Estate

I would expect to receive an inspection report with an inspection request.

On the other hand, some sellers do not want to see an inspection with a termination, howver, I would rather know what the inspector found in the inspection.  I have had buyers try to sell their inspection report to the seller when they terminate the agreement.

 

July 13, 2012 08:05 AM
Rainer
26,663
Robert Boerner
Gecko Realty

One thing I find interesting (at least here in California) is that the buyers assume (usually with the assistance of their agent) they are entitled to have repairs made to the home.  The inspeciton is to allow the property's condition to be fully examined.  If the buyer does not like the condition, that's fine.  They are not obligated to complete the transaction.  Our CAR Purchase Contract clearly states the property is being sold "As-Is" (Paragraph 9).

 

When I price a property for sale, I discuss the condition with the seller and set the list price accordingly.  Too many buyers agents tell their clients, "You can offer $200,000 now and then get another $20,000 in repair credits once the inspection report is done."  Is that the correct mentality for an "as-is" sale?

 

Re-negotiating for items unknown and subsequently discovered during an inspection is fine.  But, a home 30 years old is going to have some issues.  They buyer is buying a 30 year old home and should not expect it to be in brand new condition.

July 13, 2012 08:07 AM
Ambassador
790,399
Bob Crane
Forestland Experts! 715-204-9663
Woodland Management Service

Ok, so the inspector is likely to report Every thing that could possibly be a problem, even if it is not proven, or else they may be liable for damages if it turnes out to be a problem.

Once the listing agent and seller see this report they must muddy up the disclosure report with this information, OR hire another inspector or contractor to dispute these items.

I am a strong believer in Honest disclosure, However, a lot ot this disclosure is not so much disclosure as CYA, which is bad for everybody except for contractors who get to fix problems that often do not even exist.

 

July 13, 2012 08:08 AM
Rainmaker
187,706
Todd Anderson
Park City | Deer Valley Real Estate
You In Park City group - Keller Williams Park City Real Estate

From the responses I see here, it is agents that are out there doing the right thing that comment on AR. Congrats to all of you! Sellers and their agents don't want the report so that they don't have to disclose defects that they may not have been previously aware of. It is slimey at best.

July 13, 2012 08:27 AM
Rainmaker
918,203
Belinda Spillman
Your Real Estate Resource For Life!
Aspen Lane Real Estate LLC

Wow - sounds like I spurred some great comments with this post.  Some of the comments are so long they could be their own blogs.  I hope I have inspired some of you to blog about your thoughts on this one.  I was inspired by Jeff Dowler from a blog he recently wrote.  In fact, in my comment to him, I said, I should write a blog about this.  And here we are.  Thanks so much for stopping by and sharing your insights,

July 13, 2012 08:35 AM
Rainmaker
995,711
Karen Anne Stone
Fort Worth Real Estate
New Home Hunters of Fort Worth and Tarrant County

As far as the buyer having to submit the entire inspection report to the seller in order to terminate the purchase agreement, here in the Texas market... our option to terminate is not tied to an inspection report, or to anything else.  Most contracts request, and are given, an option period of anywhere from seven to ten days to terminate for any reason.

Now... it is highly typical that terminating DOES have to do with excessive repairs found, but it still may be done... even without a reason.  Again, that is part of perhaps 95% of our contracts.

July 13, 2012 09:37 AM
Rainmaker
995,711
Karen Anne Stone
Fort Worth Real Estate
New Home Hunters of Fort Worth and Tarrant County

Bart in #48:  I don't think that a buyer, especially one with a good agent, would forego having their own inspection done... simply because the seller, in addition to giving them the mandatory Seller's Disclosure (mandatory in Texas)... gave them a full inspection report.

I cannot recall a Seller ordering their own full inspection with a professional home inspector... either before or after an offer comes in.  IF... the seller did order and receive a full inspection prior to the buyer seeing the home... the seller must share that inspection report with the buyer as part of the mandatory Seller's Disclosure.

I would think doing that... would highly increase the chances that the buyer would decide NOT to even look at the home.  Once the buyer views the home, and decides they like it and want to make an offer... if at that time the Listing Agent provides the results of a full inspection report (which they rarely have done)... the buyer is much less likely to be scared off... because they have seen the home, and like it well enough to make an offer.  In that case, they will probably view the inspection report that the seller had... in a different light... by which I mean, more favorably.

July 13, 2012 10:09 AM
Rainmaker
1,165,500
Gene Riemenschneider
Turning Houses into Homes
Home Point Real Estate

I think this is game playing on behalf of the sellers.  I have found Fannie Mae to be very bad about this.  

July 13, 2012 10:31 AM
Rainmaker
120,911
Allyson Hoffman
Making Today's Dreams Tomorrow's Reality!
RE/MAX Villager (Chicago North and North Suburbs Real Estate)

Gail Robinson #76 explains it as you would find it required in this area.  The contract requires that the pages of the inspection report referenced in any repair/credit request be provided along with the request.

July 13, 2012 10:31 AM
Rainmaker
120,911
Allyson Hoffman
Making Today's Dreams Tomorrow's Reality!
RE/MAX Villager (Chicago North and North Suburbs Real Estate)

Karen Anne #83 ... sometimes under certain conditions, preinspecting and making that report available is critical.  Yes, it might scare off some buyers -- the ones who shouldn't buy the house.  I used a preinspection of a short sale property facing foreclosure (a time gun) to eliminate buyers returning at a later date with inspection issues that caused them to cancel.  The report (and associated repair receipts for things the seller could afford to correct) was required to be submitted with any offer as read, acknowledged etc. by signature or initialling of the buyer.  This caused the seller to end up with a REALLY solid buyer (multiple offers on this property) who knew what they were getting and were prepared to handle the disclosed issues regardless.  In a short sale situation of true urgency where fall thoughs cannot be risked, this does stand to help the seller. Just a thought ... interestingly, virtually every agent who showed REALLY liked having the report and told me so.  I'm sure the ones who read it and didn't like it, never showed.

July 13, 2012 10:43 AM
Ambassador
1,350,062
Anna Banana Kruchten
Phoenix Real Estate Agent, CRB, CRS 602-380-4886
Phoenix Property Shoppe

Here in AZ the saying is Disclose Disclose Disclose.   "Buyer shall provide Broker(s) upon  receipt, at no cost, copies of all inspection reports concering the premises obtained by Buyer". It is part of our contract and if we were not to ask for it and not disclose there would be huge liability issues. When in Doubt Disclose!

July 13, 2012 10:48 AM
Rainmaker
570,044
Bill Gillhespy
Fort Myers Beach Realtor, Fort Myers Beach Agent - Homes & Condos
16 Sunview Blvd

Hi Belinda,  Yikes !  This just doesn't make a whole lot of sense to me either.  Borrow shovel, dig hole, insert head !

July 13, 2012 10:49 AM
Rainer
90,771
Gen Y. Kert
Gen Y Kert
WEICHERT, REALTORS®-Synergy

Would you believe it if I told you that in some jurisdictions, it is recommended practice that NEITHER the buyer's agent nor the seller's agent be present during a home inspection?  Well, it's true.

As a listing agent that takes my responsibilitities quite seriously, it is not in my best interest nor is it in my client's best interest to know what an inspection report states.  That is between the inspector and the buyer.  Either you want the home or you don't . I don't need to know the details. 

You see, real estate is "caveat emptor" -- buyer beware. 

 

July 13, 2012 10:56 AM
Rainmaker
547,926
Ron Trzcinski
ExecuHome Realty

Belinda,

As I understand the requirement about disclosing material facts, the agent must disclose material facts of which they are aware and material facts of which they should have been aware.  If an inspection was done, then the facts within the report are facts which should be known by the listing agent, whether they want to know the facts or not.

 

July 13, 2012 11:18 AM
Rainmaker
406,278
Beth Atalay
Cam Realty of Clermont FL
Cam Realty and Property Management

As a LA, if the Buyers are asking for repairs, then I would like to see the inspection report keeping in mind that Inspection is an Opinion and may differ from Inspector to Inspector. Inspections are paid by the Buyers and it's upto them if they wish to release it to the Seller. As a LA, if you have a copy of the inspection where a transaction falls apart, will you then give the copy of that report that is paid by someone else to the next Buyers?

July 13, 2012 11:58 AM
Rainmaker
792,949
Lyn Sims
Schaumburg Homes
RE/MAX Suburban - Schaumburg IL Real Estate - Northwest Suburbs of Chicago

That used to be a custom in my area but now they only send the things that they want addressed. I personally don't care what is wrong with the home 'according to the inspector'. I've seen too many pages of bathroom door doesn't lock & other inspection drivel for my lifetime. 

Besides, is everything on the report a defect?  I don't think so.

July 13, 2012 12:19 PM
Rainmaker
56,428
Sharon Sanchez
Your Number "1" Source For Real Estate.
Realty World - Ace Home Realty

Hi Belinda.  I mostly work with sellers and normally like to be at the inspection when the inspector does an overview of his/her findings at the end of the inspection.  If I can't make it, then I would really like to see the report.  The report usually has pictures of damage or deferred maintenance.  That way when I receive the request for repairs, the seller and I could look at a picture of that item in the inspection report.  Sometimes things seem like a big deal when it's in writing without a visual, but when you look at the report and the pictures, you have a better understanding of what the buyer wants repaired.  Me personally,.........I would like to have a copy of the report, just in case I needed.

July 13, 2012 12:48 PM
Rainmaker
613,318
Bob Miller
The Ruiz/Miller Team - Ocala's Dream Team
Keller Williams Cornerstone Realty

Hi Belinda, do you know why the agent do not want to see the report?  Is a disclosure issue?  Or if they are like me they only want a simple list of requested repairs?

July 13, 2012 12:58 PM
Rainer
24,333
Alesia Rapkin
Berkshire Hathaway Georgia Properties

In GA the Seller's Property Disclosure asks specifically if there have been any inspections of the property in the last five years and if yes what inspections.  So even if you don't get the report the seller should still update the disclosure to affirm there was an inspection done.  

July 13, 2012 01:27 PM
Rainmaker
918,203
Belinda Spillman
Your Real Estate Resource For Life!
Aspen Lane Real Estate LLC

Its fnny how different this is in each state.  There is no contractual requirement for the buyer or buyer's agent to share the report with the seller.  As a matter of courtesy, I have frequently sent it to the seller, with the buyer's permission just so the seller can see exactly what the inspector is talking about.

This particular listing agent said she did not want to know what else was wrong with the home because she would have to inform the seller and modify the seller's property disclosure.  My thought was - SOOOOOOOO. 

 

Anyway, thanks again for the awesome comments.  I am so glad we created a great dialogue in the Rain.

July 13, 2012 01:49 PM
Rainer
17,716
Jordy Brisbin
Sutton Centre Realty

Interesting... I have not had a buyer's agent try to send me a report. But the seller did not pay for it, does not own it, and cannot really rely on it anyways... It is for the buyer, unless it is perhaps a pre-listing inspection done by the seller, but that is a different story. Unless there a defect the buyers could see and understand, I don't think I would tell a seller to modify their disclosure based on a document they have no legal right to rely on. However, whether i work for the buyer or seller, I attend inspections, and if there is something my client, buyer or seller, needs to be aware of, I tell them. If there are major flaws, this can be used in negotiation, or as justificatioin to walk away, but I would not try to shove a report down someones's throat.

July 13, 2012 03:09 PM
Rainmaker
750,827
Marte Cliff
your real estate writer
Marte Cliff Copywriting

"What I don't know can't hurt me?" That seems to be what these listing agents are thinking. I agree that the validity of an inspection depends upon the inspector's expertise. But it seems like knowing there was a concern would be a good thing - then the seller could look into it before the next buyer came along.

July 13, 2012 03:52 PM
Rainer
183,284
Dörte Engel
ABC - Annapolis, Bowie, Crofton
RE/MAX Leading Edge

Dear Belinda,

To avoid the game of telephone, it is often best to refer to the inspection report directly. I am all for brutal honesty in transactions. Just because a home has some sort of problem does not necessarily mean that the buyer will not buy it. It just has to be addressed somehow.

July 13, 2012 07:15 PM
Rainer
136,121
Marshall Brown
BSEE, CHI
Mid America Inspection Services, LLC

Didn't see much from inspectors above so will put in my two cents worth.

As several of the respondents above noted the inspection contents are the property of the person signing the contract and paying for the inspection. The only two exceptions I am aware of deal with findings that might imperil people or property. There is a legal and moral obligation to inform the owner or their representative.

A professional inspector is going to prepare a report that accurately describes the condition of the property to the best of their ability. The obvious best reason is ethics or morality but from a more pragmatic viewpoint, they can be sued for failure to report or improperly reporting conditions.  Practically, they must be able to defend their findings, good and bad.

In my experience most Realtor's do not want to see the report unless it contains information requiring their action. Let's face it, no matter how hard I try I am not equal to a Hemingway and the report can be very dull (the best kind I might add) unless it has something that impacts them. If there is a legal requirement that's a different story.

One thing to keep in mind is that a report has a very short shelf life. Things that were reported may be corrected (I can dream) and things that were not worthy of reporting may fail. I was recently called by a bank asking for a report from 4 years ago. I can't imagine there would be anything in it that could be trusted to still be accurate.

The above two cents is adjusted for inflation.

July 13, 2012 08:16 PM
Rainmaker
328,079
Debra Gould
The Staging Diva
Staging Diva / Six Elements Inc.

Great perspective from Marshall, the home inspector, thanks for sharing!

I agree it sounds shady when an agent says they don't want to know what's in the report.

July 14, 2012 08:49 AM
Rainmaker
280,558
Drick Ward
"RealtorDrick" - Experienced Representation
NEPTUNE REALTY

Lively topic, but I think many people missed some important points. Marshall called it correctly, as did several others earlier.  The report is one person's (usually a generalist) opinion of condition at that point in time with ample disclaimers directing further investigation by a subject matter expert.  Unless it presents a clear and present danger or is some other matter required by law to be disclosed, it is not relevant.  It's as simple as the realization that there are things I would LIKE to read that are not getting read, so a report that is not relevant doesn't make my reading list.

I saw several comments about banks not accepting unrequested reports which is a valid practice.  They are protected from disclosure because they don't know anything as they never lived in the property; therefore they are not responsible to learn anything and the less they learn, the better.  If they begin learning, they need to exert the same amount of learn-energy on every property and store all of this newfound data somewhere too. Now when someone is making a decision on that asset, more data must be considered and similar properties are treated unfarily different because of the amount of data available on each.  It could lead to some very complicated problems and much slower resolutions.  And for the agent with a new listing from an asset manager, try sending reports after you were told not to and see how long you continue to get listings from that client.

July 14, 2012 09:20 AM
Rainmaker
293,047
Nina Hollander
Your Charlotte/Waxhaw/Fort Mill Area Realtor
RE/MAX Executive Realty/Charlotte, NC

How do you advise your seller client on appropriate repairs if you don't see the inspection report?

July 16, 2012 12:01 PM
Rainmaker
255,194
Carrie Sampron
ABR SFR & Kathy Sampron (303) 931-3629 Highlands R
Home Smart Realty Group

Hey Belinda: Whether the listing agent wants it or not, they will be getting the inspection report from us. My sister and I believe in attaching the report, it gives our side leverage when negotiating inspection items. Carrie

July 16, 2012 02:43 PM
Rainmaker
277,979
Marnie Matarese
Showing you the best of Sarasota!
J Wood Realty

That would really feel creepy to ask another agent NOT to send me the report.  I use it as a guide to get things fixed even if the sellers back out.  Who would not want a free manual?  Very strange to request NOT to get it.

July 17, 2012 06:29 PM
Rainmaker
260,368
Wayne B. Pruner
Tigard Oregon Homes for Sale, Realtor, GRI
Oregon First

Good post and good comments. I always learn something from the conversation.

November 12, 2012 06:26 PM
Ambassador
1,199,686
Praful Thakkar
Andover, MA: Andover Luxury Homes For Sale
Keller Williams Realty

Belinda, at times, it is essential to share inspection report with the sellers. Though I have seen seller's agent taking advantage of this report - by not agreeing to inspection punch-list and eventually selling it to some other buyers!

November 30, 2012 10:22 PM
Rainmaker
669,941
Sharon Parisi
Dallas Homes
Keller Williams Dallas Premier Realty

Brenda, I agree with you completely! It is to the Seller's advantage to disclose all including what is in the report.

November 30, 2012 11:10 PM
Ambassador
2,272,002
Patricia Kennedy
For Your Home in the Capital
Evers & Company Real Estate, Inc.

Belinda, that happens here, too, but only if the buyer decides to get out of the contract based on the results of the inspection report.  And like you, I don't think it smells quite right.  I sure wouldn't want to be on the wrong end of a lawsuit if I'd refused to accept a report, especially if it showed something that, arguably, I should have been able to figure out.

December 01, 2012 08:17 AM
Rainmaker
918,203

Belinda Spillman

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