Karen Weger : Inspections

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Inspections

By: Karen Weger
Tuesday, April 15, 2008 9:00 PM

Lately I have had inspectors that are passing the buck, so to speak. They go out and then recommend the buyer hire a specialist in each area. I recommend you get an AC/heat person, and a roofer, and a foundation and a pool expert, etc......What are we paying them for? They are scaring the buyers. I feel they are scared of litigation and putting themselves on the line for liabililty. I am going through one of the worst kind right now. Are any of you seeing a similar pattern? And when do we stand up and just suggest they hire the specialist in each field to begin with?

Comments

Member Since '07	Bill Thompson, REALTOR® said: Yes! I have indeed had the same thing happen. I am going to follow this thread with interest. April 16, 2008 12:23 AM
Member Since '04	Vance Remele said: Hmmm good topic Well I tell buyers/ sellers make sure that if you are going to use a home inspector I recommend that they are at least a member of http://www.ashi.org/. Most states do not even require home inspectors to be license! some so call home inspectors are deal killers, or they are some Billy Bob butt crack with no teeth and a rag a muffin rusted out truck wanna bees..with no insurance!! so when they fall off the roof they file suite against the home owner...... or better yet the Realtor/Agent http://youtube.com/watch?v=I6Fzhv8iQYM So be careful out there Vancespector http://inspectorclouseau.com/ April 16, 2008 3:57 AM
Member Since '03	John Bourassa said: Karen, I think Inspectors have learned to "pass the buck" onto other so-called "specialists" because they have learned that from their doctors. Isn't is similar, though? When you go to your doctor for an ailment, he/she will take your pulse, temperature, weigh you and ask you to open your mouth and say ah. Then they will refer you to a specialist who will do the same and he/she refer you to another specialist and so on. In these days and age of law suits, frankly, I can't blame them. On the other hand, if those inspectors were to do thorough and honest inspections, that would eliminate their possibilities of getting sued plus everyone would be satisfied. Gregory said it best "It is not the inspectors that concern me as much as my peers." I think if we, Realtors, as well as any other professionals, were to do our work ethically, professionally, and according to rules and guidelines set by our line of professions, everyone would eliminate all possibilities for getting bitten in the you-know-where. That would reduce many lawsuits and would certainly upset attorneys. April 16, 2008 8:46 AM
Member Since '05	Karen Weger said: Great feedback. All so true. However, the sellers nor the agents proclaim to be specialists in determining if items are not working or if there is a structure issue. Agents should never try and guess what is an issue or not. Never. I cannot tell you, agent B, that I think my sellers have a mold issue. I am not a mold specialist. Is my seller a mold specialist, no, they thought it was moss or dirt. Inspectors claim they are. They charge a fee to tell us something? That something is go hire a specialist. I like the reference above to much like Doctors, so true. If the industry is changing and inspectors are too afraid of litigation to do what we hire them to do, I think the procedure needs to start changing, and who does that, Realtors and our organizations, TREC, NAR, TAR. Perhaps we should start with the Specialist. Get an AC person, foundation, roofer, etc...if the process were to change then more of those industries would offer their service to do inspections in hopes of getting later business from the new buyer. It is discussions like this that can often get something started for a change that may need to occur in the industry that is outdated or has become a money making enterprise only instead of the of helping a buyer make a decision. Right now, on my file, we have a roofer and AC man going out this afternoon, pool guy on Friday, one of each, one the seller wants and one the buyer wants, just so each can have a checkmate. All after paying the original inspector $300 to tell us to call them. Oh and the door handle is loose on the closet door. April 16, 2008 2:30 PM
Member Since '07	Candice A Donofrio said: LOL Karen, call in the closet door handle specialist STAT! ;) This article cites that 1 in 4 home inspectors will be sued every year and I'm sure in this historical moment it is/will be more: http://www.businesswire.com/portal/site/google/index.jsp?ndmViewId=news_view&newsId=20070504005152&newsLang=en Home inspectors were never meant to be experts on every system in a home. It's their job to tell the buyer if there may be cause for concern. Not to bid jobs on roof replacement, HVAC or electrical wiring. Makes sense to me that if going thru a home with a buyer and you can see the coils on the HVAC are rusted or the roof's missing tiles, tell the buyer to prepare to hire experts to bid repair/replace of those things. And the inspector will confirm or deny that our instincts were right . . . April 16, 2008 8:10 PM
Member Since '05	Karen Weger said: Greg, I will if you want, but feel you are right in your opinion. If an agent and seller deliberately knew of defects and did not disclose that is an issue. I think your post is good input to remind other agents that they do have a duty to disclose known defects. So does the seller. Candice, good statement, but wish it were that simple. I feel that they are saying hire the experts for no reason at all. Once again also reinterates my point that maybe the time has come to make a change if that many are being sued. To comment in their favor, why set themselves up for it in the beginning then. Lets just start with the experts, and as Greg mentioned perhaps begin holding the sellers accountable more often and agents who are not disclosing known defects. There has been occasion where I have shown properties that obviously had issues, like a cracked slab, and no where on MLS or comments did they disclose known defects, wasting our time viewing if our buyers did not want a fixer upper. April 17, 2008 7:01 AM
Member Since '03	Gregory Bain said: Yes, Karen. Please delete the comments. I am sorry if it throws the conversation off a little bit, but its best not to air out the dirty laundry on this forum. Thank you for your understanding. April 17, 2008 7:15 AM
Member Since '07	Candice A Donofrio said: LOL Greg, you can run but not hide :) This is a great thread! April 17, 2008 8:19 AM
Member Since '05	Karen Weger said: OK, Greg. Above were deleted. I am sorry you are not having a good time in Real Estate. All jobs have their challenges, however it does take certain personalities to work with the public and others. If everyone could do our job, where would we be? You can tell Candice is having fun. Keep up the good work, Candice you are an inspiration to us all with your advice and posts. Always a positive spin and encouraging words, with a little spice and fun mixed in. And I am sorry if I sound a little negative on this subject, not meaning to be, just wanting to see what kind of experiences others are feeling regarding the inspection process. Texas changed the way they do contracts regarding repairs about 5 years ago or so, where now there is an option period to allow for inspections and research instead of having to negotiate all of that up front. To have made that change some folks had to get together and discuss it and review it. So........just throwing ideas around..... Hope you all have a great and prosperous day, and we will survive. Inspections and all.......... April 17, 2008 10:38 AM
Member Since '05	Jana Davis & Marcia Demerjian said: Karen I will refrain from spouting too much. We just went through a 5 hour inspection with a 52 page report. On a 2500 sq ft beautifully maintained and updated home. The home inspector who did the inspection is a specialist in everything according to his card. I want the inspectors to say to refer to a specialist rather than give their opinion. For example in this inspection report the inspector made comments like the master bedroom is obviously an addition and the buyer should request the permits. Hello, this home was originally built with that master bedroom in it's present day form. The patio drains should be professional cleaned as there may be blockage due to broken or missing drain covers (none missing or broken and the inspector put the garden hose in one of the drains and ran the water full blast for about a half an hour. No water backed up) We did get a chuckle (got to find humor where you can) when they cautioned the buyers to take considerable caution not to spill or get the tile floors wet as it may be a slipping hazard to pedestrians. So give me an option of an inspector telling the buyers to get specialists in certain fields over one who feels they know it all and give their personal opinion, I will take the first anytime. Jana April 21, 2008 1:35 PM
Member Since '05	Karen Weger said: oh, wow. Same here Jana. He did the same thing on mine. Ask about the permits to add a room and an outdoor kitchen. Buyer said the outdoor kitchen thing, which was only a bar with a built in grill bought at Home Depot was not an addition. I should have said he gave his opinions on top of suggesting for the specialists. Oh, and then there was the area in back yard, where the water may run into the back yard, but dont take his opinion hire a drainage engineer. This home was immaculate too. They had every receipt showing what was ever done on the home too. Ditto to yours, just did not how to say it in your words. April 25, 2008 7:13 PM