I always encourage buyers to have a home inspection. Even if it is an AS IS sale I tell them that they can find out about all the material defects an can determine if they want to buy the house. I also tell them to get the radon test. A radon test costs about $125 in my area but if there is radon , the mitigation has cost about $1000 on average on the homes that I have sold.. I do not know if other homes will cost more.
If I am the buyer agent, I have them initial our State approved agreement that says they waived the inspection and provide them information as to why they should have the inspection. When I show them the house for second showing if I see something that does not look right I advice them again to get an inspection .I tell them I do not know anything about an inspectors job and they should ask experts if they have questions. Even if I know the answer I do not advice on things that are beyond the scope of my job as a real estate agent.
If I am a seller agent and a buyer wants to make an offer and waives the home inspection I will make certain that all known defects are pointed out in the seller disclosure and actually go through the house with seller and ask questions and if I see something that should be mentioned I will request that it be mentioned.
This will protect the seller if the buyer comes back later at walk through and points to something and says that it is a new defect that was not present when they made an offer.
A home inspection protects the BUYER and the SELLER.
I have heard of buyers holding up settlement because they discovered something at walk through. I am glad it did not happen to my clients but I learn from experiences of other agents and it has helped me . This happened recently to a friend of mine and prompted me to write this post.
A home inspector takes pictures during the inspection and these too can be used to determine whether a problem is something that happened after the agreement was accepted. The agreement of sale requires the home to be in same condition except for normal wear and tear and for things that seller agreed to repair to be repaired or replaced.
When a buyer waives the inspection it is not good for buyer. seller or agents. I would rather lose the sale than sell a home and find out the buyer client regrets not doing the inspection or the buyer blaming my seller clients for defects which should have been found by the inspector if they had the inspection.