Questions about house inspector

FarmboyBill · #1 06/24/12, 12:10 PM

Who hires them?

#1 Is it the owner, who wants to know the condition of the house their selling so as to bring it up to a perfect shape for selling at the highest amount caused by getting a positive report by the insopector, or by fixing what the inspector cited so as to do the same?

#2 is it by the buyer, who wants/needs to know what the house needs to have done so as to be able to meet the needs of a lender?

#3 Is it the lender, who issues out monies to have the necessary work done so that, upon the positive inspectors report they can make the final loan for the property?

#4 OR is it an possibility of any of all 3 at any givin time and place, and circumstance or dictate/policy?

Alice In TX/MO · #2 06/24/12, 12:11 PM

It depends. You can provide one as the seller. You can demand one as the buyer. The lender can require one.

mnn2501 · #3 06/24/12, 12:20 PM

Any of the 3 can, however the buyer should always have an inspection done, that way they see what they are getting themselves into.
I always make my contracts contingent upon the inspection.

MO_cows · #4 06/24/12, 12:28 PM

All of the above. Probably the most inspections are hired per scenario #2 - buyers.

We were supposed to have a house that is under contract inspected last week. We used this inspector a couple years ago, thought they did a great job because inspector brings a laptop and digital camera and prepares the report complete with photo's on the spot. But this time, they did a no-show, no-call. Haven't returned our calls. Went to the ASHI web site and found another one, we'll see what happens.

machinistmike · #5 06/24/12, 12:51 PM

no matter what, take what they "find" with a grain of salt. They can't dig real deep into the house. I had one tell me to take a pass on my current house because it had in his words "significant termit damage" and a tree hanging over the powerline lateral. What I have learned is you end up paying a guy somewhere in the neighbor hood of $300 to $600 to point out obvious issues that anyone with 2 eyeballs in their head will see. The termite damage he found I already found myself and he made the tree issue sound like some major money issue. It was solved in 20 min. for the price of about 1 oz. of fuel. You just have to be careful the current homeowner can and will cover up, with paint and drywall, real issues that the home inspector will never be able to find. The home inspector tested the hot water heater, the A/C and furnace by turning them on. They are a racket IMO. But if you get piece of mind go for it.

bergere · #6 06/24/12, 12:59 PM

The Lenders, at least the ones we have used, required one and one of their own choosing.

It is a good idea if the buyers have it done. Normally it gives you an idea, of the issues the house might have.

Normally the inspectors do pretty good. Though some times, like this last time... not so much.

wharton · #7 06/24/12, 04:53 PM

Quote:

Originally Posted by machinistmike

no matter what, take what they "find" with a grain of salt. They can't dig real deep into the house. I had one tell me to take a pass on my current house because it had in his words "significant termit damage" and a tree hanging over the powerline lateral. What I have learned is you end up paying a guy somewhere in the neighbor hood of $300 to $600 to point out obvious issues that anyone with 2 eyeballs in their head will see. The termite damage he found I already found myself and he made the tree issue sound like some major money issue. It was solved in 20 min. for the price of about 1 oz. of fuel. You just have to be careful the current homeowner can and will cover up, with paint and drywall, real issues that the home inspector will never be able to find. The home inspector tested the hot water heater, the A/C and furnace by turning them on. They are a racket IMO. But if you get piece of mind go for it.

You have a pretty good handle on that game, indeed. The biggest issue is that they have little choice but to be whores for the real estate industry. If they really do the job properly, and disclose all the flaws, they get a reputation as being "difficult" and the real estate industry avoids them like a bad disease. When the realtor says, "no problem, I'll set you up with my guy", you are virtually assured that you will be spending $400 for a pretty, impressive and worthless report. I'm sure that there are realtors and inspectors that wouldn't hesitate to strongly disagree with me, but, I have been in the industry for too long, and seen it happen too many times to count.

Pony · #8 06/24/12, 05:24 PM

We have had negative experience with house inspectors.

The first one missed a major plumbing problem that cost us big bucks. The second one missed a dangerously damaged furnace that could have cost us our lives had I not discovered it one cold Winter morning.

I do not have a very high opinion of house inspectors...

FarmboyBill · #9 06/24/12, 05:29 PM

Wonder where is our resident Maine Real Estate Agent about this time?? lol

Danaus29 · #10 06/24/12, 05:33 PM

IMO, they are a waste of money. The one that did the inspection on our house couldn't determine what kind of shape of even the material used in the plumbing (which was plainly visible since the owners had removed all the insulation in the basement ceiling. And he missed the bare wires hanging in the basement and 2 non-functioning outlets. Also missed a broken window and the fact that the bathroom fan vented into the attic which caused the sheeting to start rotting. The only thing he did catch was the missing flashing around the chimney and the boot that was supposed to be over the vent pipe that goes through the roof.

The guy that inspected the house next door missed the kitchen sinks not having any p-traps and the non-GFI outlets in the kitchen and bath.

katydidagain · #11 06/24/12, 05:35 PM

When I sold RE in the 70s, I used home inspectors to point out structural issues; they sometimes mentioned other problems but I was relying on their knowledge of foundations, etc. so that was a bonus. (And, yes, I read their bios even before the Net to get someone who knew "bones".)

To think that anyone can know everything about construction is foolish; if an inspector was an HVAC expert, they'd be working in that field making much more money. Or a plumber. Or a roofer. An inspector is in many respects a jack of all trades; he/she isn't God. You should always be there when an inspection is done and ask a lot of questions; doing that gives you the most bang for your buck.

Wolf mom · #12 06/24/12, 05:53 PM

As was said, buyer and/or seller can hire an inspector.

What you need to do is negotiate the cost: split 1/2 & 1/2 as it benefits both or since it's a relatively small amount in everything you are negotiating, you can give that up for something more costly &/or beneficial to you.

Whatever you do, make sure the contract reads "upon acceptance by the buyer of the home inspection." That's your out if you want to back out. If it's not spelled out, so sorry...

Check to see if the inspector will move things to check behind stuff. I had one that said he didn't and missed a major item.

edcopp · #13 06/24/12, 06:29 PM

If you are shopping for a house it will most likely be you that wants to have an inspection, right. There is a hint here as to who will pay for the inspection. It will be you. The terms will be CASH up front.

Now you might get the seller to split the cost with you, but think about it why should he?

Why do you want an inspection anyway? Did you not look at the house yourself, and talk with the agent? Chances are that you want to find some little nickel/dime faults with the house so you can get the house for a lot less money, right?

Bear in mind that these inspections cost several hundred dollars (and up). $400 to $800 is common in this marketplace. Remember that this cash up front.

When you buy an inspection all you are getting is one persons opinion. The costs of any upgrades and repairs will be a separate issue between buyer and seller. The inspector is usually somewhat qualified, and in most states is required to have some kind of classes for that work. This by no means makes her an expert. On the job experience is often lacking. You buy that persons opinion that's it.

Some government insured loans will require inspections, with costs attached. They may be paid by the buyer, seller or split and often are financed with the loan. This is usually part of the appraisal costs. Of course if you are going to pay cash then this info is not needed.

If it were me, I would tend to negotiate more and spend less on the opinions of others. We can usually see more defects than an inspector anyway. If you want to pay less, and who does not; then offer less.

defenestrate · #14 06/24/12, 07:22 PM

In '05 I paid about 500 for an inspection, and a few hundred more for well water analysis. Got some repairs done before I closed, at seller's expense. Given my time constraints and desire to close on the house ASAP it was worth it, and a small expense compared to the 25k or so I put into downpayment and whatnot.

TedH71 · #15 06/24/12, 08:08 PM

Some states require their inspectors to pass a state certified exam and/or mentors in order to be licensed. Kansas does not. Either does Missouri from my knowledge. Texas does.

Forestdude · #16 06/24/12, 08:14 PM

I hired an inspector about 8 years ago to look at a house I wanted to buy. It was a total waste of $300. He told me nothing of use and in the report he provided (which was a checksheet), he said for plumbing I'd need to hire a plumber to check it out, for AC/heat I'd need to hire an HVAC guy, for wiring an electrician and so on. What a joke. I should've done some work and found a guy who had a good reputation with referrals. Oh well.

The seller ended up backing out (didn't sign a contract), and had the nerve to ask me if he could get a copy of the home inspection...What? Really? He knocked on my door a couple weeks later, and said he changed his mind and he would sell me the house. I politely declined, having been fed up with the whole thing.

FarmboyBill · #17 06/24/12, 08:27 PM

im with you ED. Ive been to the house 8 times. Ive done everything but go benieith the floors under/in through the crawl space. Ive climbed up on the roof, ect. I imagine I know much more about the houses needs as an inspector would ever know in one visit. I image also that the owner dosent want an inspection. They know the same things as I do. There selling it (as is), and thats it as far as there concerned. A banker told me that (they would send out an inspector from time to time during the renovation part of the loan to check receipts, makeing sure the money was being spent on just house repairs, and that the work was progressing in a timely and workman like manner).
Thats the only inspector im anticipateing at this point.

indypartridge · #18 06/25/12, 04:54 AM

Quote:

Originally Posted by wharton

When the realtor says, "no problem, I'll set you up with my guy", you are virtually assured that you will be spending $400 for a pretty, impressive and worthless report. I'm sure that there are realtors and inspectors that wouldn't hesitate to strongly disagree with me, but, I have been in the industry for too long, and seen it happen too many times to count.

There are probably a lot of shysters out there, but there are good ones too. I've used the same inspector multiple times, and have had friends use him as well. Went with him on inspections and learned a great deal. Very thorough, detailed reports, complete with a CD of digital pictures. In my case, he has earned his fee everytime.

Take Wharton's advice and don't use one just because your realtor suggested him. Make some calls, talk to friends who have bought homes, and find a good one.

MushCreek · #19 06/25/12, 05:54 AM

We hired an inspector, and he found enough flaws to more than pay his fee. He was very thorough, and did find a problem that I wouldn't have thought of. The other problem with doing your own inspection is that you will have a much harder time convincing the seller to fix the problems. They are much more likely to listen to a 'professional'.

good2beus · #20 06/25/12, 06:08 AM

I am a Secretary in a Real Estate Office. As a Buyer, it would benefit you to hire an Inspector. (Your Real Estate Agent can recommend a few - but you will choose and hire him) Anything they find that needs attention or repair (obvious or not-so obvious) is written in the report, and usually photographed. You will take this info back to your Real Estate Agent or Lawyer, because when you made your offer on the property, you checked the box: (hopefully) "contingent upon satisfactory inspection".

Lets just use the termite problem as an example. If you can't deal with the fact that there were termites to begin with, you will get your binder deposit back, and you can walk. If you want it fixed - your Agent will present your request to the seller. In our experiences, the seller usually will pay for these type of inspection-found problems, because if you walk it will just come up again when the next potential buyer has their inspection performed. The third scenario would be that you decide to deal with the problem on your own and proceed with the deal. Here in NY it's around $400.00 for a Real Estate Inspection. Normally, you can expect only structural defects to be remedied by the owner - roof, septic, foundation, pest damage, electrical, rotted sills, mold, etc. The seller can ask that you share in the cost - which is, again -up to you. The seller can also refuse, and then you have to decide what you want to do. This is just what I know from sitting at the secretary's desk at work in NEW YORK STATE.