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I'm a home inspector and I'm there to describe things as they are with no emotion, not just find issues. Everything is what it is and most of it lies in the gray area with a few things that need immediate repair. I describe as is and let the buyers decide for themselves if its a problem or not. The problem I have is when the realtor plays down a real problem as though its not big deal when it is, it works both ways and don't forget that, realtors are also not always right either. On the other hand when a home isnpector does nothing but defer every little thing to a roofer, plumber, electrician, foundation, etc contractor to cover their butt. This is just wrong and is what you need to look out for, a good home inspector should be able to make the final call on 99% of issues found.
Yes. That is painful when an inspector sends everything off to other people to come in for another opinion so they can cover themselves. Thanks for your comments!!
The inspector never tells you what you should know as an innocent buyer without any previous experience. They never share that all the fixtures and receptacles are on their last legs, that the roof/siding is ready to fail. That the windows are barely functioning and will need replacement soon. That the foundation is failing under carpet. That the HVAC/ water softener is one year from the dump and all the ducting is routed poorly...etc...etc..etc... They make sure that everything is working to a very liberal degree to satisfy the agents and banks and they take their money and run. The laws protect them from their ineptitude and indifference by making their liability negligible. I would say every buyer needs to do their due diligence and seek third party help whereever they feel out of their depths. Agents/Brokers and Inspectors ahould never be "trusted" and alway looked at with a jaundiced eye. In fact, always hire your own inspector and tell them to be brutally honest with you. Pay them for a thorough inspection. Never allow yourself to be used by anyone in these negotiations and remember you're on your own. Once you own it, the problem is yours.
@@JessicaT-qp9uv When home inspectors are new they look at everything as though its black or white, good or bad. This also makes for easy reporting. I describe everything as is because the majority of things in a home fall into a gray area and needs to be described accurately. This takes time writing the report and only allows me one inspection per day verses two or three like some do. I'm sorry you hired the wrong inspector and can feel your pain, not all of us operate that way.
@@petebusch9069 I applaud your professionalism. The points I made happened to me a number of times in my youth. My husband and myself were slow learners. Now we're old and is said, "too soon old, too late smart". At any rate, I made my comments as a cautionery tale to young first time buyers. Due diligence is a thing and it should be exercised by buyers whenever and wherever possible.
Had a neighbor who had her house on the market while we were looking but I thought it was way too high and purchased a different house in the neighborhood. That seller keep the price the same but kept changing agents over the 5 years it was on the market after we moved in. In the end she got her price. Basically the whole market appreciated until she was inline. If this had been 2008 she would have waited a lot longer for the market to come up.
Im getting ready to possibly sell and our furnace is 54 yrs old! But the burner is cast iron (they made them to last back then), and it is professionally checked and maintained every year. So, it works great! Thanks for all your advice!
Focus on your net, not the offer price or asking for credits. A buyer may ask for a $2k credit for your furnace... remember it has nothing to do with the furnace. It has to do with buyers paying as little as they can and you getting as much as you can. So when they ask for $2k your only focus should be on your net. If that's above the price you want with the credit then giving the credit (lowering the price) is possible. If the net is already lower than your price then probably better to say "no". If you get hung up on "that's not fair, the furnace is working" you become unhappy and it causes problems. Better to be happy imo.
@@kimbarton3222 WOW! That is impressive!!! you can always offer a home warranty! If it works, you don't have to replace it. But it might be a reason why someone might not buy the home.
From what I have heard, home inspectors walk a tightrope. If a home inspector finds a major defect or many small things defective, those defects can bust the deal and he can be sued. However, if the inspector ignores or overlooks a major defect, he can be sued.
I am sitting in my home right now waiting for the surveyor. I am prepared but so nervous! Your video calmed me down and gave me confidence. You are so right. The emotion of it all is so high but it must be pulled back. Aargg!! Deep breath. Wish me luck! Warm regards from England!
Great video! Some tough lessons learned in there. What you described sounds like seller entitlement. While list prices are usually based on comps, they’re still just an ask. Some sellers act like they’re donating to charity to take an offer below what they wanted. The market is telling them that it doesn’t value the house like they do. Your seller in this story never realized a $300k loss. He just overvalued it by $300k. As a home inspector, I’ll tell you that it serves no one well for us to come in and start making stuff up or exaggerating. Most of my report comments are black and white. Stuff is either right or wrong. Some wrong stuff matters more than others. There are a few things that will be subjective. The industry surely could benefit from being more discerning about who’s qualified to be performing a home inspection though.
Thanks for just being a "normal" inspector!! We don't need inspectors making the buyers freak out... especially these young buyers. They get upset about everything!! It is what it is... stuff is either right or wrong. Like you said.
@@KatiSpaniak I've heard stories about some of the stuff home inspectors make a stink over that makes me cringe. On the flip side, I've been accused of being an alarmist when I was just the unlucky guy that got the wacky flipped house job. One of the first things I tell buyers when I start the inspection is that I'm going to find a lot of things because I always find a lot on any house, new or old. It helps to set expectations for later when they get the report. I feel for y'all during this part of the transaction. The home inspection is a real nail-biter!
Really helpful video. I’m sure you get lots of stories, but we had a lovely 1 year old home we had to sell and the buyer’s real estate agent came through and criticized really petty things, eg slight angle of pipes in the basement area. We had the builder and an independent plumber come look at and tell us it was fine. Long and short, it felt like a shake-down because they wanted us to reduce the price by so much (again, a new, very gently lived in house). When this realtor brought a second buyer and did the same thing, my husband forbade him to come back or bring any of his buyers with him. Your comment about buyers being unreasonable is well-taken, but some realtors are a little unhinged, too. Yes, selling a house is rather traumatic! You sound like a good realtor, though:-)
If it was the builder and their plumber, then you can’t trust what they say. A lot of new homes have shoddy construction. It’s not that unusual. Just because it’s new does not mean that there can’t be anything wrong. Sounds like you got a little too emotional with your house sale.
Great information and example. Two related areas that I'd be interested in hearing your take on that sellers may not know. Taking it one step further...the disclosure requirements of inspection items and un-permitted space (e.g. finished attic, basement or remodel that did not have a building permit and no one questioned it during multiple transfers until yours) . It is a real issue in some areas, but rarely mentioned in others. Thanks.
Thanks for your comment. This is actually an issue in our area in Chicago. We have attorneys and they usually will ask that question. So, just because the question is asked doesn't mean that it's always a terrible answer. Just because something is done without a permit doesn't necessarily mean that it was wrong. But it's better to give the information up front, so then it can be up to the buyers as to what they want to do with the addition. I suggest that you CONFIRM that you needed a permit in your location for the update that you made. Because sometimes you might think you need a permit but you actually don't. Then, just disclose it and let whatever happens happens. But since YOU didn't do the addition, you have no information or authority over that decision. Good luck!
when we bought our 1976 rancher, the furnace was 30 years old. The home inspector noted this & we requested a HVAC inspection. We bought the house & crossed our fingers for the next several winters that the furnace wouldn't shit the bed. Ten years later, we are selling our house & I knew that our Now 40 year old furnace would come up on a home inspection. I called to have a preemptive HVAC inspection done. I couldn't get anyone to "Sign OFF" that the Furnace was good to go. They wouldn't condemn it, It still works like a champ, but they wouldn't put their name down saying that a 40 yr old furnace was "Sound". So, We are Now installing a brand new furnace to sell the house!! The good thing is, we got a "Great Deal" 😏on a new furnace seeing that Air Conditioning season is upon us!
I had heard exactly what you mentioned: sometimes inspectors "have" to find things - for their own protection and to validate their charges to their client. However, what I also understand is that if an inspector notes something on his report - even if the seller is certain such is not the case - and the sale falls through and it goes back on the market, those items now have to go on the seller's disclosure document. If this is the case, maybe you can mention something about it in a future video. Thanks for taking the time to create the list for your viewers!
I'm a home inspector and have been for 15 years and can tell you I've seen about two homes that perfect, the rest are FULL of issues. Believe me, we don't have to look very far to find something, as a matter of fact I can usually pick out a half dozen things wrong before I even get out of my truck.
@@petebusch9069💯people come up with some wild explanations instead of just accepting the more obvious possibility that a professional knows more than them about something.
@@KatiSpaniak There is but most of that falls on not describing the issue properly. Its harder to describe an issue or gray area than most think. That being said I would never want to be a realtor having to deal with impossible clients for as long as you do, I only have to put up with them for a few hours LOL.
I live in South Tampa. It’s a hot selling area. Zillow has our house value at $386.7k. The house needs landscaping, painting, lots of small repairs. We have tree roots in the plumbing. Would we be better off selling “as is”?
Zillow isnt super accurate because it only works on comps and not the condition of the home. You should interview a few local realtors and get some opinions on work to do and pricing
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Why would you list with all the issues with your experience? Knowing they have maintenance issues and anyone with experience would inform that seller to fix the issues first and then list or save the 10 month hassle and tell them to lower the price much much lower and sell as is. Idk as a homeowner I think a lot of realtors gloss over the issues to get it to inspection and we’ll figure it out mode. Also learned that someone with “experience” doesn’t always translate into a good agent. You clearly know what you’re talking about it’s obvious but there are some awful agents out there.
Many times it can be. HOWEVER, sometimes the buyers are just being ridiculous in their requests and the sellers terminate the deal. You can take a look at my "Don't Get Sued" video about why to get rid of bad buyers who give off red flags!! ru-vid.com/video/%D0%B2%D0%B8%D0%B4%D0%B5%D0%BE-pzjYsf7sWVQ.htmlsi=z0wEL9DQZ5d5yE3P
Hi Kati. Thank you very much for a great video. It's very informative and helpful. But when you recommend bringing a realtor two years before listing a house...Who's gonna come to someone's house for this reason? To PROBABLY make some money in the future. It does not sound realistic to me.
Actually most real estate agents are very giving in their knowledge. And they know they need to earn your respect and your business. If you need someone good to work with as a partner early on, just shoot me an email at kati@terraluxhomes.com
When my husband and I were looking at the house we now live in, the home inspection had a ton of problems with the house but because there were so many interested buyers and it was exactly what we were looking for within our price range, we felt like we needed to just buy as is. So that’s what we did. 17 years later, the things that needed fixed still haven’t been fixed. We haven’t had a working bathroom fan all this time. So now getting ready to sell, my husband is going to have to fix it.
Not full payment goes to equity, it consist of interests, property taxes, utilities, regular upkeeps and loss of monetary value with time (inflation). Most often in a short term these expenses outweigh the property appreciation.
sometimes... if you are the type of home owner that has done maintenance over the years and know your house inside and out... yes. It could be a good idea. However, if you have not done anything, it can open the doors for you to have to repair or disclose items that could be a bigger issue.
@@KatiSpaniak My current issues are cosmetic, as I have kept up on everything else diligently. But if you don't get the inspection and it is found when the buyer purchases it, isn't that worse? Contingent on inspection? Or don't they do that anymore?
@@petebusch9069 If a seller is selling a home within 5 years of buying it, do they have to disclose to the new buyers the issues that they were made aware of during their home inspection if repairs were never made?
How long after a home inspection is an inspector liable? My daughter's house got a pretty clean report and is now over $40k into repairs due to multiple leaks and mold issues.
If I had to reduce the price of my home by $350k I’d be PAYING the buyer $250k to take it off my hands! 😂. I enjoy your videos but you clearly work in a far higher priced area than me. Even though I’m not planning to sell soon I would like to remodel my kitchen for myself in the near future. But after watching these I think before I finalize any plans on that maybe I should contact a local realtor for opinions on my prospective plans and other items that may not be a big deal to me now but that I should prioritize if I needed to sell for some reason in the near future.
Haha! Yes. Some of the homes in my area are expensive. You should definitely reach out to an agent earlier rather than later. Even if you aren’t moving so you don’t over improve when you go to sell. Good luck!
If a seller is selling a home within 5 years of buying it, do they have to disclose to the new buyers the issues that they were made aware of during their home inspection if repairs were never made?
If it affects the value of the home,mostly definitely. It is always best to disclose as much as possible, to avoid possible lawsuits later. Because you are now aware of an issue, that may be important to someone else.
I will say this. If price is the "only" marketing tool the realtor uses, then find another realtor. Do that after an honest market appraisal. When we were shopping, 50% of the homes we saw were not even ready to be listed. The home we bought has HVAC that was a genuine antique and we knew that.
The marketing is considered to be the photos and getting people into the house. If you are getting showings, then the marketing is working. If you are getting people in and no offers, then it's the price.
"Getting the most for your house" thinking is a door that swings both ways. I slow flip houses and it blows my mind that buyers will indeed pay $1,000's more when a couple hundred dollars and a couple days are spent making sure everything works well and cosmetic things fixed. Just as most buyers are lazy so are most sellers. So flippers can buy $1,000's lower by saving the seller a little stress and get $1,000's more when selling by saving buyers a little stress. It's weird to me that people will drive out of their way to buy gas for 10 cents less a gal, clip coupons but then when it comes to a house they suddenly act like billionaires. They give away $1,000's to sellers or buyers. They give away 6% to agents which is worse than 6% because that comes out of your profit. For example, if you bought a house in 2019 for $400k and sell today for $500k today where does that 6% commission ($30k) come from? Well, to get $500k you had to spend at least $400k so at most your profit is $100k So that 6% commission is actually 30% of your profit. You took all the risk for 5 years, paid expenses, did work to maintain your investment and now 30% of your profit goes to agents? That doesn't sound like a good deal to me. Home inspections are worthless. Just learn to fix the few things they check. They check very few things because they don't open anything. You can do your own inspection before you even make an offer. IMO best to make an offer with a waived inspection. Most sellers love no inspections because it's an unknown. They will accept $1,000's less for that waiver. You can still do inspections and if you want out of the contract because you found something major that's super easy up to 3 days before close because the "purchase contract" agents use are full of holes. When I buy I assume there's $10-20k of repairs/upgrades. I don't feel "ripped off" when I find some oddities.
Thanks for your well thought out comments. The agent commission is negotiable. I do agree that waiving an inspection will get you a home in this crazy market!
Agree that hime inspections are a joke. They didn’t mention numerous things wrong on the many houses I purchased. I just don’t believe I’m inspections anymore and they are a rip off!
