How Many Inspections is Enough?

Question

Hello all,

I'm in the process of closing a deal, so far I've had 2 inspections.

First inspection - Necessary. Items were brought up by inspector, no questions about getting this one.

Second Inspection: To address some of the major concerns from the initial inspection. Only around half of the agreed upon items were completed.

Third Inspection????: Trying to decide if it's still worth getting this one. This would be to address the items that were not taken care of in the second inspection.

Major items include:

- Insufficient attic insulation

- Back deck work (flashing, damaged joists)

- Plumbing leaks in a bathroom

- AFCI braker switch not working

etc.

At this point they've proven to me that they are not interested in doing what's agreed upon. Do I pay for yet ANOTHER inspection to protect myself or is this a waste?

Thanks BP community!

Michael Dumler · Answer

@AJ Satcher, to me, for this particular situation, you should have just negotiated for a seller concession either in the form of a price reduction or seller contribution towards closing costs. As noted by Bruce, relatively speaking, these items of repair are not major whatsoever. Three inspections for one property are completely unnecessary. All being said, it sounds like the seller has amended to address concerns and repair the items requested, therefore, they are contractually obligated to uphold their agreement. If the seller is not paying for a professional vendor to repair the items, then it sounds like he is attempting to repair them on his own, in which case, I would advise negotiating to have him pay for the new inspections or the respective vendor to certify the repair/replacement. Moving forward, get an amendment in writing that the seller will pay for all future inspections. The current approach will kill this deal. Moreover, as mentioned above, obtaining invoices for seller-repaired items is ideally the way to go about this. Hope this helps!

Bruce Woodruff · Answer

Just to revisit this.....you're surely aware that the cost to remedy those items is a few hundred, maybe a couple thousand dollars max? Not worth worrying about, or even trying to get the seller to fix if the price is right and you like the house....

Bruce Woodruff · Answer

a) One inspection is enough, b) Those are not major items...

Chris Seveney · Answer

@AJ Satcher

Have them provide a invoice with the work showing it’s been done (they can blank out the cost), if they don’t have one assume it’s not done and save your $

Bob S. · Answer

Well one inspection should be enough.

Good luck

Bob S. · Answer

I have never had even one in all my 500 or so deals.  Just have my guys walk it. Now if you are using a loan well you do not have any other option. However, all you need is ONE, after your team walks it. If you need more, you need a better team

All the best

Adam Martin · Answer

This.  I’m not paying my inspector to keep inspecting.  When we agree on repairs I stipulate it must be done by a licensed repair company and I get a receipt.  This way I know it was done and I double check the day of closing.  The only time I had an inspector come back is because he found raccoons in the attic and said he would t go up there until they were gone but would come back for free when they were.  Fair enough I’m not going up either.

David Ramirez · Answer

If you are within your inspection period, do as many as you want. Determine what's a deal breaker for you and decide based on that.

Melanie Thomas · Answer

Are they just ignoring your requests for invoices on completed items agreed upon?

How Many Inspections is Enough?

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