First let me say that I am not a licensed home inspector.  I leave the inspections up to the experts.  I firmly believe that every home buyer should hire a professional home inspector to inspect the home they plan to purchase.  Even if its strictly for peace of mind.   In my time as a Realtor, representing buyers in purchases and negotiating on behalf of sellers post-inspection, I have seen a number of inspection reports.  I’d be lying to you if I said that I understand everything that is written in a home inspection report.  I don’t, and that is why I ask questions.  Buyers should do the same.

Now that that is out of the way. . . . In the simplest terms, the job of a home inspector is to the best of his/her expertise tell you every possible thing that is wrong with the house you are buying.   However, I also feel that its the responsibility of a good home inspector to educate the buyer on exactly what the inspection revealed and help shed light on what is a major issue and what is minor.  Because, there is a big difference.  On paper with bold red text, it all looks major.  Especially to a novice home buyer.

While representing a seller, I shake my head when I receive an email from a buyer’s agent with the full inspection report attached and a list a mile long of repairs that the buyer is requesting.  I don’t understand that approach myself.  When that happens, it seems to me that either the inspector or the buyer’s agent did a poor job of helping the client sort through the inspection report.  I suppose the hope is that the seller will take care of the major points and provide a credit to the buyer for the remaining items.  Either that or panic and lower the price.

On the flip side, when I’m working with a buyer and we receive a home inspection report after walking through the home with the inspector, I like to take a different approach.  I prefer to help the buyer focus on the biggest concerns; the things that will affect quality of life and ultimately their pocketbook.   Let me let you in on a secret: no house is perfect, particularly one that was built 20+ years ago.  Therefore, its important to focus on the items that need to be addressed by the seller to protect the buyer’s interests.  Again, this is my approach and opinion.  Items that I am speaking of include:

• Roof Condition
• Age of the HVAC system and related issues
• Plumbing and Water Leaks
• Electrical fire hazards
• Evidence of termite damage
• Major systems with the potential to break down

I also see the same small items listed in every inspection report: foliage too close to the roof, GFCI outlets needed, gutter downspouts pointed in the wrong direction, minor masonry cracks, and on and on.  In no way am I trying to trivialize the inspection results, but in my opinion most of the minor items are disclosure issues or personal preference and do not directly effect the buyer’s ability to enjoy, care for or feel safe occupying the property.

Here is another insight: the more you push a seller on price, the more they are going to push back on inspection repairs.  Conversely, the more the buyer feels like he/she is paying for the house comparatively, the more likely they are going to want it to be perfect.  It makes sense and therefore we typically do the back and forth inspection repair amendment dance a lot in this industry.

All I’m saying is that I wish the more buyers agents and home inspectors would accept the responsibility (not liability) to help educate the home buyer on the ways to properly address an inspection report.  I think that would save both buyers and sellers a lot of headaches and keep tempers from flaring.  Here are some inspection related free reports for home buyers.

Inspector reveals: Six Signs that could mean Hidden Trouble

Do you Need a Home Inspection?

Related posts:

1. When You Sell a House, What Stays and What Goes?
2. 6 Biggest Mistakes Home Buyers Make
3. Third Mistake Home Sellers Make: Failing to Appreciate the Buyer’s Point of View