Inspection report concerns ???

Question

Fred Heller · Answer

The thing that drives me crazy about inspections is that the written report always reads like the house is about to fall down around you. That's why I always encourage my clients to attend the inspection. The inspector will explain what is and isn't a big deal.

In my opinion, the overhanging tree is not a big deal. That's a couple of hundred bucks to get it trimmed. The siding around the windows is also probably not a big deal.

The roof, on the other hand, is a big deal. Replacing any roof can mean big bucks. A slate roof is even more expensive because of the materials.

I would go back to the sellers and ask that they reduce the price accordingly. If they refuse, then it might be in your best interest to walk away from the deal.

John Shortridge · Answer

Mark is correct. Most of the things in your inspection are things that you shouldn't really worry about. And many inspectors will miss big issues. That being said, in my opinion however if I'm paying an inspector, I want them to give me, in writing, everything they can find wrong with the house. This includes obviously the gaping hole in the roof, but also the light switch which is a little sticky.

Then it's your job to decide which things are actually problems, and which are no big deal. For the average home buyer, and inspection is about protecting yourself. For more savvy buyers, the inspection is a means of negotiation. In your case, the trees are probably something you will have to just accept. As for the roof, it depends on if it will prevent you from getting a loan. Talk to your lender and find out. If the answer is no, you can't get a loan because of said issue, then call 5 companies, have them come out and give a bid, then send your inspection report and the most expensive bid for the work back to the seller and say "I'm happy to write off everything else in the report, but the _____ is a big issue. It's gonna cost me $5k (as per contractor bid), so if you fix it I will buy at our price, or we can bring the price down by $5k."

The key is you are looking for things that will be problems for future buyers if your contract were to fall through. If there is an issue that becomes known to the seller through your inspection, by law they must disclose that to future buyers (at least they do in TN). So, those are your real points of negotiation.

In your case... don't worry about the trees (just buy a pole saw after you get the house and have some fun ;). Do worry about the roof - Find out if it will prevent you from getting the loan, then just be honest and negotiate with the seller.

Mark Gallagher · Answer

@Mark Denning

Home inspections have turned into a joke. The inspector either a) says consult a licensed contractor or b) says it's beyond its useful life. Neither of which provide any clarity.

A slate roof that's in average condition does not need to be replaced.

Without seeing the house, I can basically wager that you're perfectly fine if those are the only "issues" that came up.

Too much Holmes on Homes has convinced people that when there's a pin hole leak in a pipe you spend $50,000 remodeling the kitchen. It's nonsense.

Remember.. if man built it, man can fix it.

Mindy Jensen · Answer

@Fred Heller hits the nail right on the head. Every inspection report I have ever read makes it sound like the house should be condemned.

The overhanging tree isn't an issue. A few hundred dollars if you aren't willing to tackle it yourself. Depending on how much hangs over, it is entirely possible you shouldn't tackle it yourself.

The siding can be replaced fairly easily and inexpensively.

I thought slate roofs withstood nuclear blasts, so I am not sure why he feels the roof needs to be replaced. If he thinks this, however, it would be a great idea to call a slate-roof installer and ask them to come inspect it. Shingles sometimes need to be replaced, but an entire slate roof failing? I don't know if that is correct. Then again, I have never seen this property, so I can't say.

Jennifer Lee · Answer

The Roof would by my main concern. Are you saying the WHOLE roof needs replacing.

Get a bid and renegotiate

Derek T. · Answer

As many have stated I wouldn't be concerned with many of the items except for the roof.   It is not enough for the inspector to say I recommend it be replaced.   What did he say exactly was wrong with it.   Is it normal wear and tear,  shelf life has elapsed or some technical issue with the roof?  If it's the later I would negotiate..... If it's the former I would get a roofer out there to tell me how much longer I have on it.  Obviously we want to mitigate our risks and expenses but no house will be perfect.  If those are the only items it seems like a decent house.... Just have to figure out the roof thing. Post pics from the report on the roof so we can see.

John Shortridge · Answer

@Mark Gallagher: Interesting. When you say refusing inspection reports, would that be something that happens before the contract is signed or after. Could you elaborate on how that works? PM me if you want!

Mark Gallagher · Answer

@John Shortridge

To piggyback, savvy sellers (or their smart agent!) can refuse inspection reports in order to avoid disclosure. However, often these inspections reveal so little we'll take a free inspection report and let the buyer walk. I always wanted to know how many homes a person is willing to just piss away $400 before they actually buy something. If you look at a bunch of homes built in the 1950s, they're all likely to have the same issues. So passing on one and moving to another, it's essentially an endless cycle.

Mark Denning · Answer

I appreciate the support and comments

Tom Kelly · Answer

@Mark Gallegher, you are correct. My inspector missed half the house and the half he didn't was horrible! Are they liable?

Inspection report concerns ???

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