From Homescape

My neighbor is currently selling her home. And the prospective buyer is going over the property with a fine-tooth comb. The buyer scheduled home, HVAC (heating, ventilation and air conditioning), plumbing and termite inspections. I personally felt conflicted over the matter, because I inspected her house not too long ago and found some major problem spots. But here is the real issue for me: None of the other inspectors reported what I found during their visits. Should the buyer know? Did his inspection go badly?

Freedom of information
The buyer should most definitely know about the problems, but I can’t be the one to tell him. Why you ask (you certainly are inquisitive this evening)? My neighbor hired me, so my findings belong to her, and I can’t share the information that she bought. Now technically, she should have reported my findings on the seller’s disclosure form — this paperwork exists in various forms in every state — but certain circumstances allow her to bypass reporting them. If she believes that the issue has been resolved or the problem has been fixed since the initial findings, she does not have to report it. If she is not sure of the cause of the problem, for example my report was not absolutely definitive, she does not have to report the findings. For this reason, inspectors lovingly refer to the seller’s disclosure form as the “pack of lies.” We read it when we need a laugh.

I watched the days pass as the different inspectors poked and prodded the property. One of the home inspectors the buyer hired has a reputation for being one of the best in Texas. But even he missed some of my findings, completely ignoring them in his report. My neighbor happily reported that they found nothing really wrong with the home, except the federal pacific panels (FPE panels are a story for another day). Does this mean his inspection was bad? Well, that is debatable.

In the eye of the beholder
Today, a Realtor was surprised when I told him that my inspections last for four hours. He thought it would be shorter. I try to ensure him that I see everything, but the fact of the matter is, no inspector does. Mainly we fall into two groups: inspectors who work hard to find everything and those who know they will not find everything, so they don’t worry about it. Hopefully, every major item will be uncovered, but your inspector’s experience may not guarantee his best performance.

There’s also the “deal killer inspector.” I’ll admit that sometimes even I can fall into this category. A couple of months ago, a client told me that if he wanted to get out of the contract, he would just have to show the seller my report. The home had problems, and I was going to report them, because I felt my client needed to know all the details. But I find most deal killers are the inspectors who want to overemphasize their reports. Because an inspector has a brief time to connect with his client, he may act dramatic or overzealous so that the client will feel convinced. But this approach frequently leaves the client frightened, so it’s not a good idea for inspectors to do that. If this happens to you, review the inspection report on your own and determine how important the findings are to you. Major problems with the structure should be a worry, but a torn window screen may be something that you can live with.

Frank Schulte-Ladbeck, Professional Real Estate Inspector

On one of my recent inspections, I spent four hours crawling over every square inch of the home. During my excursion, the home seller decided to shadow me every step of the way. Usually, Realtors tell the owners not to be at the property for the inspection, but sometimes they like to hang around. If I’m working for a buyer (like I was in this instance), they want me to note every little fact in the hopes of having the previous owner have it repaired before they move in. This particular owner became defensive of his home. He really had maintained it well, but there is always something to find.

My buyer had requested that I ask the owner to replace a door that appeared damage. Then he wanted to know if I could mention the paint job in the home, and while I was at it, to toss in a comment about a mirror in one of the rooms. I can mark various items in my report, but most inspectors will not mention cosmetic concerns, because they can be easily repaired. For the most part, I prefer to stick to items that need major repairs.

The buyer then asks me two questions that I frequently hear:

1. Can you make the seller fix all of this?
2. Can I lower my offer due to these items?
   

Negotiating the terms
Keep in mind, that during the inspection process, the contract is still being negotiated. The inspector cannot make the seller do anything to his home, nor can the inspector have the price lowered. As inspectors, we are there to provide you with information about the home.

So what does happen after the inspector produces his report? If you are working with a real estate agent, I would provide a copy to him. Your Realtor is the negotiator, so they will look over the report to see if changes need to be made to the contract. They will work out the details with the seller and his agent.

Be realistic
Can you ask for minor repairs like a new door? Yes, but realistically it might not happen. If the report raises some major red flags, the seller may be forced to lower his price, or he may make the repairs on his own. Cosmetic issues are generally ignored by agents and their sellers, because they feel that this will not affect the value of the home. Most sellers have already been making repairs, so they will not budge on some of the more minimal requests.

If you are not using a Realtor, you’ll have to work through a reasonable deal with the seller or his agent on your own. Ask the inspector about the major issues of his report, such as foundation repair or another item that would require significant work. Ask for an estimate of the cost of repair. If you have this information, you can discuss price or other concessions knowledgeably.

Should you bring up the paint job? Well, you could if the home really needs new paint, but I suggest that you focus on the main goal: obtaining your new home with no major work needed. You may want to ask the seller to pay for a home warranty insurance for the first year if equipment is older. This type of insurance covers equipment not included in your homeowner’s policy.

Realize that no home is perfect, not even one that has just been built. You may have to live with some defects, or you will have to repair them on your own. It is tempting to want a perfect home, but like all great fairytales, they are a figment of our imagination.

Frank Schulte-Ladbeck, Professional Real Estate Inspector

I’ve been visiting too many homes lately where simple maintenance has not been done. If you consider that your home may be your greatest investment, then it should be maintained to prevent value depreciation. My clients often ask me about the tools that I use for my inspection business. I guess people believe if you have the right tool kit, you can take on any home repair.

But home inspecting is different from repairing, and not all my tools are necessary for the average homeowner. Since I was busy this week with repairs to my own home and with my parent’s house, I paid close attention to the items that were most handy in my kit. To help you in your home repairs, I’ve decided to create a list of handy tools that will make your job easier.

1. Multi-tool

A multi-tool is a portable, versatile hand tool that combines several individual tool functions like pliers, screw driver head and knife into a single grip. Many models also come with a pouch to wear them on the belt. I’d suggest shelling out some dough for a higher-quality one, such as a Leatherman. The less quality multi-tools are some times poorly constructed and can be hazardous on the job. This tool will fit in the palm of your hand when folded, and has much of what you need for common tasks.

2. Drill
A cordless drill/driver with a drill bit/screw driver head set is a must when you begin any repair project. I find that the quick-change-chuck type is most dependable. This drill is not limited by the cord and will help you drive screws or even nuts. I like the Bosch model, but many makers have good units out there.

3. Hammer and rubber mallet
I find people will use a hammer for jobs that call for a mallet, so it is good to have one on hand. When setting paving stones in place, a rubber mallet will not break the stones. And when you’re fitting a piece of wood trim into position, a rubber mallet is less likely to damage the surface of the trim. Hammers are good when you’re not concerned with damaging the surface.

4. Long flathead screwdriver
This nifty tool can be used as a small crowbar or probe. Tapping the handle on tiles will tell you if there is enough mortar underneath the flooring.

5. Torpedo level
A small level will help with hanging pictures, shelving and more.

6. LED flashlight
Make sure this flashlight is the equivalent of a 3D flashlight. They’re small and give off great light.

7. A 25-foot tape measure
I see people working with 10- or 5-foot tape measures, when they really need something longer. It’s always better to have more rather than less when you’re in the middle of taking measurements.

8. Saws
Your trifecta of saws should always include a handsaw, hacksaw and jigsaw. I bought a new circular saw two years ago, and I still haven’t taken it out of the box. The jigsaw is great for those geometrically challenging cuts.

9. Collapsible/foldable ladder
While I have a variety of saws at my disposal, I’m a fan of the twelve-foot ladder from Little Giant for most of my chores. I can set it up like an A-frame ladder, or as a flat ladder to reach the roof and other hard-to-reach areas. The collapsible ladder will meet most homeowner needs.

10. Channel-type pliers
Various pliers can help with different jobs, but I’ve found these to be good for a variety of tasks from plumbing to other jobs.

While some of my suggested tools may not be in your basic home kit, these are items that I rely on for my own repairs and are practical and useful for most home projects. But the most important tool all home owners should have in their arsenal is knowledge. I’d recommend going to a secondhand book store and find a do-it-yourself manual. Readers Digest and Home Depot have an excellent selection. The guidebooks with the diagrams and photographs are your best bet. I think they give readers a better idea of what to expect when they begin their projects.

Frank Schulte-Ladbeck, Professional Real Estate Inspector

Over the last six months, my business has seen an increase of buyers going after foreclosures. In this down housing market, people  are looking everywhere for a bargain. In most cases, these foreclosed homes have been winterized to prevent damage during its vacancy. And from my experience, I’ve noticed that when an inspector has taken care of this step, the home is left in safe condition. But without the involvement of someone who has been trained in inspections, it’s a different story. The last couple of foreclosed properties that I inspected had some fun surprises in stored for me.

Electrocution anyone?
Knowing that I was coming to inspect the home, the power had been restored. During my visit I found several appliances and fixtures had been removed. While these items were going to be replaced, the connecting electrical wires were left unsecured and exposed for anyone to fiddle with. I’m always worried about kids touring these homes with their parents, and I can just imagine them playing with those wires. I’ve also seen adults fidgeting around with loose wires, trying to determine their use.

Gas attack
The home that I inspected this past weekend had the gas turned off at the main valve. The valves inside the house had been left in the open position. I received a call from my client that they will be turning the gas back on today. I’m sure glad I shut those valves off before I left, otherwise you’re looking at a major accident ready to happen.

Here comes the flood
Three of the homes I recently inspected had problems with plumbing, which meant that turning on the water could cause damage. An outside hose bib had its supply pipe broken off inside the wall. I was told not to worry about checking the plumbing, because the water was not on, but I’m nosy and I looked into it anyway. The hose bib had been put back into position, but unless it was inspected, you wouldn’t have noticed that the pipe was busted. A toilet had a loose tank, so it had a steady leak, which damaged the new tile. A faucet for a shower needed a new seal, so when the water came on, it was spraying out into the bathroom.

As a certified inspector, I will always recommend an inspection before a home is shown, but unfortunately, I know that this doesn’t happen in every case. If you are a buyer who is foregoing an inspector’s service, you may want to go over to the home on the day that the utilities are restored to double check for glitches and assure the home is secure for visitors.

During my recent inspections, I knew one of the homes had a contractor winterize it before it was shown, but I would recommend that the owners of these homes have the repairs made before the winterization is done. And as a buyer, you should be careful when touring homes that have been vacant for an extended time. It’s always good to ask the showing agent if the home has been inspected before your visit.

Frank Schulte-Ladbeck, Professional Real Estate Inspector