YOUR HOME INSPECTION

Is A Home Inspection Report A Repair List?

Is A Home Inspection Report A Repair List?  There is a common misunderstanding by buyers about the purpose of a home inspection report. They often view it as a list of items the seller is obligated to fix, rather than as a list of items which may need immediate or future attention. The fact is sellers are not required to deliver a perfect home, either by law, or by contract.

Home Inspection Report

With a home inspection report, most items noted for attention are subject to negotiation between the parties. Typically, a buyer will request that various conditions be repaired before the close of escrow.  The seller in many cases will agree to fix some of these items in order to preserve the sale and/or foster good will. However, there is no obligation for the seller to do so, unless these items are required by state law, local ordinances, or set forth specifically in the purchase contract.  These “obligations” include things like earthquake strapping for water heaters and smoke detectors.

Before You Submit Your Request For Repairs

Before you make any demands of the seller, try to carefully evaluate the inspection report with an eye toward the problems of greatest significance and those items that may compromise health and safety. Routine maintenance items warrant a lesser degree of concern.

Unless a home is brand new, it is unreasonable to insist upon the correction of every defect. Such demands can alienate the seller and kill the deal. On the other hand your willingness to accept minor problems may persuade the seller to correct more serious conditions, even though he may not be obligated to do so.

The purpose of a home inspection is not to “corner” the seller with a repair list. The real objective is to know what you are buying before you buy it.  To determine what you may need to fix in the near future. All homes have defects. “It does not matter if your boat has few small leaks, as long as you know it is leaking.”

Important Home Inspection Tips

  • Call and interview 2-3 home inspectors before selecting one.  Ask for references.
  • Your agent should not be offering to pick a home inspector and scheduling it for you.
  • Be sure to ask what they inspect and what is excluded (i.e. washer and dryer, irrigation system, solar equipment etc.) from the inspection.
  • Don’t chose a home inspector based on the lowest price.
  • Is your Palm Springs home inspector certified with NACHI or CREIA?
  • Your home purchase most likely is one of your biggest investments so plan to attend the home inspection.
  • New Construction? Consider a home inspection before you sign off on the builder’s waiver’s that you are satisfied with your new home.
  • Focus on the big repairs rather than a list of all the repairs.
  • If asking for a credit, have written contractor estimates to back-up the amount requested.
  • Be prepared that the seller may say no to any or all repairs or may not give a credit to make repairs.

Additional Inspections

If the home inspector finds serious issues or problems such as HVAC issues, roof leaks or plumbing problems etc., please consider having a professional from the respective trade evaluate the issue further.

Termite Inspection Report

With a termite inspection report, the requirements are different. Real estate contracts customarily obligate the seller to repair conditions classified as “Section One” items in a_ termite inspection report.  Section One includes the problem of active infestation, i.e. termites, fungus, dry-rot, etc.  Other “Section Two” types of conditions, which may lead to active infestation, such as earth-to-wood contact, are not required to be fixed by the seller.

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Kevin Stanley
CCIM | REALTOR®
Bennion Deville Homes
A Berkshire Hathaway Affiliate
DRE#02015967
760 285 6211
Kevin@KevinStanley.Net