The Listing Inspection

An alternative to:
Reduce stress
Eliminate conflict
Create a pleasant, cooperative atmosphere and relationship

FACT:
Home Inspections:
Creates conflict
Conflict creates stress
Stress creates displeasure

Most people (buyers, sellers, agents, attorneys, mortgage corporations) would agree:
     1. Home inspections are essential when buying or selling a home.
     2. Everyone benefits when trouble free, fully disclosed homes are conveyed.

So, why do home inspections cause conflict?

Home inspections cause conflict because they are placed in the worst possible place in the real estate transaction.
     Look where home inspections are placed in the transaction. They're placed right after the most highly emotional event of the transaction, negotiation and ratification of the contract. Right after the emotional give and take. Right after the compromise no one anticipated.
Let me ask a general question, if you have an emotionally charged situation and you want to make it even more stressful, what do you do?
Of course, put a deadline on it and bring in an "expert" to examine the situation. Bring in an expert who is perceived to be biased - working only for one side.

What are the possible results of a home inspection at this time?
     1. No requested repairs - the contract stands as negotiated. No one benefits. Very rare.
     2. Repairs required by the contract are uncovered and requested to be repaired.
     3. Repairs outside the terms of the contract are uncovered and requested to be corrected.
     4. Because of the home inspection report, the buyer decides to "WALK" - not buy the home.

So, the expectation is set up; the seller is going to loose something and the buyer is going to gain something from the home inspection.

If we agree home inspections are, Essential, Inevitable, Beneficial
Wouldn't it be a good idea to place the Home Inspection at a point in the transaction where it could benefit "all parties" to the transaction? Take it out of the emotionally charged position it now occupies and move it to a place in the transaction where it is viewed as a "necessary service", not a threat to the seller.

Where is this logical place for the Home Inspection to fall to be of the most service and cause the least stress?

Right after listing.

Now, lets look at how this changes the dynamics for the seller.
1st - Removal of all unknowns
       Can pick a "good" inspector
       Can schedule at a convenient time
       Report stands alone
       No pressure from the buyer or selling agent.
2nd - Unknown problems won't come up and scare off a prospective buyer!
3rd - If problems are uncovered, the seller has the option of
             Correcting
             Eliminating
             Disclosing

Correcting What - How - Who - When

The seller gets to make the decision (with no pressure from a prospective buyer) "What" they feel they are going to correct or not correct.

The seller gets to decide "How" they are going to correct reported problems with no pressure from the prospective buyer. No arguments over repair or replacement options.

The seller gets to make the decision "Who" will make the repairs and has the time to shop around for the best deal. "When"

Problems and alternatives:
No "conflict"
No stress
No displeasure

Eliminating

In many circumstances, the seller has the alternative to eliminate many reported problems. Many reported problems involve systems or components which are not essential. If you have a bad garbage disposal, humidifier, attic fan, garage door opener, you can simply remove it.

Again, problems and alternatives - No conflict.

Disclosing

Finally, the sellers can choose not to repair a reported problem - disclose it - and state the price has been adjusted to compensate for this condition.
When the buyer gets the inspection, the price is already negotiated and then this problem no one knew about comes up.
The buyers assumed there were no major problems; they negotiated on this expectation. If the seller doesn't fix it, it's not fair. They are being taken advantage of.
The seller assumed there were no major problems; they negotiated on this expectation. If they would have known about these additional costs, they wouldn't have lowered the price so much. It's not fair, they are being taken advantage of.
Confrontation, Conflict, Stress, Displeasure.

Home Inspections determine the TRUE condition of the home's systems and components.
Rarely are the buyers and sellers expectations correct.
Almost always, the home inspection uncovers a problem (whether small or major) the buyer and seller were not aware of.
When expectations are not met, then conflict is created.
Conflict disrupts a smooth, amicable real estate transaction.
No one enjoys conflict, stress, confrontation, not the buyer-not the seller-not the Real Estate agents- not the home inspector.

What can be done?
Take control of the situation. When you have control, the Home Inspection becomes stress free. Honesty IS the best policy. Any property condition unknowns and objections are eliminated for the prospective buyer.

The benefits of a Listing inspection are:
Buyers feel more comfortable making an offer.
Buyers have more TRUST in the selling and listing agent.
Buyers perceive added value. They don't have to pay for the inspection. take off work to attend the inspection. negotiate repairs, etc.

Conflict, stress and confrontation are gone.

So, if I sold you on the concept of listing home inspections, how are you going to make it work? Just call us and set up a listing inspection.
757-467-7328 (INS-PECT) | 804-288-3885 | 800-531-1400

This is what we can do for you:
1. No up front cost. We believe you will more than save the cost of the inspection by taking control of repairs, eliminating or disclosing problems. Pay out of closing or at the end of the listing period.
2. We are a well known Home Inspection company. We are well respected in the real estate community. We have been in business since 1982 and completed about 4,000 inspections last year. Selling agents and buyers will accept our reports.
3. We will provide a computerized report which describes all the positive things about your home, not just the negatives. The report will be bound in a handsome binder for display to all prospective buyers.
4. We will UPDATE your report if you have items repaired or eliminated. If you decide to disclose an item in need of repair, we will incorporate bids from contractors in the report.
5. We will place a distinctive sign in your front yard letting all prospective buyers know your home was pre-inspected and is a trouble free/fully disclosed home.
6. We will answer any questions prospective buyers may have.
7. We are willing to be responsible to both the buyer and seller. If we do the walk thru inspection for the buyer, at 1/2 the fee of the listing inspection, we will transfer the inspection to the buyer.

Also we will give the buyers:
1. THE HOME MAINTENANCE GUIDE which details a series of simple but important tasks that require only a few hours per year that will save you time, money and frustration. The Guide includes: a monthly maintenance schedule and a detailed description of the maintenance tasks presented in the schedule.
2. CONSUMERS GUIDE, NEW COMPLETE HOME REPAIR MANUAL. This 384 page hard back book claims to provide "Everything you need to know about home maintenance and repair". These two aides will help you get started on properly maintaining your new home. Take control, call us today to set up an appointment for your listing inspection and make home selling a less stressful experience.