“I would tell my home buyers to first make sure they understand why they are paying to use a home inspector. Are you looking for a qualified opinion of the construction of a home or are you seeking someone to maximize concessions from the seller? Secondly, know who you are hiring as a home inspector, and what type of service they think they provide. Finally, make sure you understand what the report means.”
— Jeff Agar, Ryland Homes
“I always let my buyers know that an inspection is just to help them see if there are any major issues with the house. It is not foolproof and they can miss things, but overall you get a better idea of the house. I also let them know that the seller may not fix the items that are listed, unless they are obvious system problems. Also, inspectors are not always correct on items, and sometimes you have to call the expert in and find out it was nothing. If you get a good inspector, though, he explains his role and that he can only tell certain things. He cannot see through walls or know things that you cannot see. It is better to be safe than sorry.”
— Carol Mabry, Coldwell Banker Walter Williams
“Both buyer and seller should be made aware of the time involved to conduct the inspections and have an overview of what will take place. It is better if the seller is not present. I also think that it is important that the inspector is certified by the American Society of Home Inspectors. It is very important that the inspector explain that some things are minor, some major, and some for information including future upkeep and maintenance.”
— Sheron Willson, Prudential Network Realty
“That’s easy: What is covered as a possible repair under the terms of the contract? I always explain the difference in an item needing general maintenance, a cosmetic repair, and functional items requiring repair. I always prepare a customer for wood-destroying organism issues as well.”
— Diane Pittman,
Watson Realty
“A buyer needs to be aware that the home inspection is not only to identify problems that could exist now or in the future but to familiarize them with the home and the systems in the home. Each buyer is urged to attend the home inspection. Buyers are informed the home inspection is not done to pick out cosmetic issues and will deal with the condition of the roof, structure and systems within the home. They are also advised to contact more than one inspection company to ensure the items they are expecting to be inspected are and that they are satisfied with the fee that is to be charged and payable at the inspection.”
— Dan Daniel,
Prudential Network Realty
“Realtors are responsible for helping the buyers and sellers understand the agreement they’ve entered into with one another, and suggesting that they seek legal counsel if they are uncertain of the meaning of the agreement. One of the most important parts of that agreement is paragraph 15 [of the purchase and sale agreement] which spells out what items may be inspected. It further indicates what will be construed to be ‘cosmetic’ and not required to be cured by the seller. Covering this paragraph in proper depth prior to signing the agreement will ensure the buyer’s understanding of their rights at inspection time.”
— Clare Berry,
Berry & Co. Real Estate
“It is valuable at this point in the process to shape the customer’s expectations about what a home inspection is and what it is not by rereading paragraph 15 of the purchase and sale agreement. Most buyers are reasonable and understand when they are purchasing a resale that the home inspection is intended to provide them with a comfort level that the mechanicals and structure are sound and is not intended to provide them with a ‘punch-list’ like they would have with new construction. Explain to the buyer that the home inspector is a professional working for the buyer and the buyer should expect the inspector to put them at ease and to provide clear communication about the condition of the home, answer any questions they have, and give them some peace of mind about the home’s condition.”
— Kyle Svirsky,
Coldwell Banker Walter Williams, Sawgrass Office
“I encourage all of my buyers to have a home inspection whether they feel they need one or not. I try to convince them that this is some of the best money they will spend in the process of buying their home or investment property. I also encourage them to have any special equipment inspected, such as pool or spa equipment. As far as educating them about the process, I definitely encourage them to be present, if possible, as they will be able to receive, first hand, a good overview of the structural and functional components of the home. Buyers need to be reminded that the seller is responsible for deficiencies that are related to the operation or function of equipment and fixtures unless an exception is made in the contract, and that the seller is not — again, unless an exception is made — responsible for cosmetic flaws or other deficiencies as noted in paragraph 15 of the real estate contract. Buyers also need to understand what areas should be of real concern and have possible ‘deal breaking’ consequences and what areas should not. Most home inspectors provide a comprehensive report that gives the buyer a great reference guide for future preventive maintenance. If the buyer follows this guide, he or she will maintain the home in good condition which will improve the home’s resale value in the future, and, hopefully, I’ll have the opportunity to represent my buyer as a seller’s agent when that time comes.”
— Sue Ann Ogden,
Suncastle Properties, Inc.
“I advise buyers that home inspections do not necessarily reveal every flaw in a house, and that they might want to consider hiring a plumber or electrician and/or other experts for closer examination of the plumbing, electrical, roof and structural systems. If they have specific concerns, that they not overreact to cosmetic issues and that they invest in a home warranty policy [if not provided by the sellers] to cover at least the first year of ownership. I remind them that the contract for sale and purchase includes a time limit for the inspection to be done and the results to be reported to the sellers and/or sellers’ agent. Of course, since we live in Florida where termites and other wood-eating critters abound, I also always recommend a wood-destroying organism inspection whether the lender requires one or not. Better safe than sorry.”
— Elke McMenemy,
Re/Max 100 Realty.
“(I tell them) that the inspection is to identify material defects and provide them with information. The seller does not have to repair every item the inspection finds, only material defects not cosmetic defects. But the other information is useful to buyers who may want to update to code, etc.”
— Sandy Kahle,
Keller Williams
“How well a Realtor prepares a home buyer for their home inspection might be even more important than how well the actual home inspection goes. The management of buyer’s emotions and expectations is the key. The Realtor must educate buyers to expect imperfection in homes, even new ones. When perfection is not an expectation, it is easy to be happy. The Realtor must also explain to the buyer that the home inspection is a risk reduction tool, not a warranty or a divine experience. If buyers understand that homes are imperfect and that home inspections help home buyers to preview, predict, prevent and prepare for those imperfections they are rarely disappointed. I would be remiss if I did not include that it is the Realtors’ responsibility to ensure that buyers select only ASHI certified home inspectors and that they listen to me on The Happy Home Inspector Show, Saturdays at 5 p.m. on AM-690.”
— Wallace “Wally” Conway, Florida HomePro, Inc.
“Show the difference between a $125 and a $350 home inspection, and what can come out of it. If there is $0 on the repair line of the contract, then you have just paid for peace of mind which all and all isn’t so bad these days. If you have requested more than one percent of the sales price in repairs, then you sometimes get into a question of whether it’s a recommended repair or a cosmetic issue. For the most part, use a home inspection as a peace of mind so that the home that you are evaluating is said to be in shape that you would like to accept, reject or counter another offer that meets your needs or wants.”
— Todd Arnold, Kent and Associates Realty Services
“I think the first part of the education process of the home inspection is to have a clear understanding of paragraph 15 of the purchase and sale agreement!”
— Gene Jones, ERA Dan Jones and Associates
“Buyers should have the understanding that a home inspection is really an informational quest about the condition of the home they are buying. It is not a license to rebuild, redecorate or bring the home to current building codes. If the feature was to code at installation, then it is acceptable. A clear understanding of what is ‘cosmetic’ is also helpful before the inspection.”
— Sandra Bryant
Watson Realty
“The home inspection typically is performed for the purchasers of a property.
A home inspection is a visual evaluation of the condition of a home. It is an information service to the home buyer, and identifies the strengths and weaknesses in the structural and operational elements of the home. The home inspection does not eliminate all risks to the home buyer, but a thorough inspection will reduce the risk considerably. Since the inspection is a visual assessment of the house, it does not encompass items out-of-view or inaccessible. Difficulties hidden in walls or below ground cannot always be found. The present condition of items is evaluated. “However, due to the nature of mechanical systems, realistic prediction of future failures can only be discussed in generalities. An inspector has special training and the proper tools required to do a thorough inspection. The inspection should be performed by or above the guidelines set forth by the American Society of Home Inspectors’ Standards of Practice. A typical home inspection takes between two and three hours to complete. The inspection includes the structure, exterior and interior, roof, plumbing, electrical, heating/cooling, and appliances. The home buyer and their real estate agent should be present during the inspection. A home inspection is the best investment you can make for your biggest investment.”
— Sue Robinson, Ameripro Inspection Corporation
“Prepare the buyer for what they can expect in a home inspection. Thoroughly explain what are warranted items, and what are not.”
— Pat Troxel, Re/Max
Professional Group
“Since the purchase of a home is one of the largest investments a person makes, I highly recommend that any buyer definitely include a provision in their purchase and sale agreement for a professional home inspection satisfactory to the buyer. I have yet to find any home in ‘absolutely perfect’ condition, even the brand new ones!
“A home inspector should be able to inspect the home and tell the buyer what needs attention, both immediately and down the road, and advise if further investigation is needed. All inspectors are not the same — therefore, the buyer’s selection of the ‘right’ inspector is of key importance. The buyer should interview several and look for a licensed, professional home inspector who will take the time to do a thorough inspection of the structure and its systems and provide the buyer with both a detailed written report with photos, as well as ‘down to earth’ explanations and discussions about the conditions noted. If possible, it would be very informative for the buyer to be present with the inspector during the inspection to observe first hand conditions and features, and ask any questions necessary.
“Buyers would be smart to make a written list of items or questions they have before they get to the inspection so they don’t forget to ask at the proper time. Buyers should get a detailed price quote and ask potential inspectors about their experience in that particular type home as well as their timing in completing the inspection and report. The buyer should feel comfortable that the inspector is honest, qualified and personable, and will take the time to answer questions. The buyer should ask for references and follow up with phone calls.”
— Pam Bingemann,
Bingemann Realty Sales
“You need to make them understand the purpose of the inspection, which is to point out serious problems that should be addressed now and to make them aware of things that can be done in the future to take the best possible care of the property. Not all items addressed will affect the present sale. Also, they should be educated on the differences in home inspectors and the different professional organizations and standards that must be upheld once they join the organizations.”
— Martha M. Dickerson, director of Education & Development for Coldwell Banker Walter Williams Realty, Inc.
“The inspection must be scheduled and completed within 10 days of the effective date of the contract. After that time, you have waived the inspection.”
— Tom O’Connell, Watson Realty, Amelia Island office
“It’s important for us as Realtors to educate the buyers on what is truly the seller’s responsibility in repairs. The home inspectors like to say what needs to be done, regardless of what the contract states. If the home is being sold in ‘as is’ condition, the seller will not be responsible for any repairs, even though the inspector will tell the buyers it is a maintenance issue. It’s our responsibility to tell the buyers that not everything may be covered depending on the liability on the contract.”
— Teresa Mercurio,
Re/Max 100 Realty