A Seller's Guide to Homebuyers Inspections

a. What is a home inspection?

A home inspection is a visual examination of the physical and structural systems of a home. It should be performed by a qualified, experienced and independent professional home inspector. It is advisable the inspector be a member of NAHI, "The National Association of Home Inspectors" so you know what standard he is inspecting to and that he is qualified to perform the inspection. The inspector will document his findings and recommendations in a written report.

b. What's the difference between a Homebuyers Inspection and a Listing Inspection?

A Homebuyers Inspection is performed for and paid for by the prospective homebuyer. It is usually performed right after the contract has been ratified. The buyer uses the inspection report to make decisions on what repairs they think the seller should make and whether they should proceed and actually buy the house. The Listing inspection is performed for the seller and paid for by the sellers. It is usually performed right after the home is listed for sale. The seller uses the inspection report as a tool to help market their property, avoid contract contingencies and eliminate buyer requests for repairs.

c. What are the chances my home will be inspected?

Pretty good. Our company alone did almost 4,000 home inspections last year and although we are the largest home inspection company in the area, we are only one of the many home inspection companies. Look in the yellow pages.

d. Can I refuse to have my home inspected?

Home inspections are part of the REIN, real estate sales contract and although optional, home inspections are an integral and universally expected part of the home buying process.

e. What you, the seller can do to help?

Pets - Either remove your pets from the premises or contain them some way so they won't interfere with the home inspection process or get loose.

Access - The inspector needs to enter the attic and crawl, needs access around mechanical equipment - furnaces, heat pumps, water heater, electrical panels, etc. - to remove observation panels and inspect the equipment. Please move any personal items which may get in the way and unlock crawl spaces, electric panels, sheds, etc.

Bulbs - Replace all the burned out light bulbs before the inspector reports them.

Everything must be on - The inspector is not allowed to turn on equipment which has been shut down. Please have all circuit breakers on, pilot lights lit, plumbing shut off valves on, etc. Any equipment shut down the inspector will note as a problem.

Known problems - If you know the dishwasher leaks, put a note on it not to operate or the inspector will get water all over the floor. This goes for any other mechanical equipment or appliances with known problems.

Receipts for recent repairs - If you have had repairs done recently, leave the receipts on the kitchen counter where the inspector will find them. This helps him and you.

Maintenance/service histories - If you have these, also leave them where the inspector can find them.

Age of roof or equipment - The inspector will attempt to determine the age of the roof and mechanical equipment. This is not an exact science. If you know these ages, leave them for the inspector. Anything you don't want the inspector to operate should be clearly labeled.

GFCI's - The inspector is required to check the GFCI's in the baths, kitchen, garage and outside. These are either electrical outlets or circuit breakers which have press-to-test buttons. If you have digital equipment plugged into these circuits, you will have to reset the time.

Appliances - The inspector will operate any appliances which stay with the home. Please empty them before the inspection.

f. Things you, the seller shouldn't do -

Make verbal comments on the condition of the home during the inspection
Negotiate during the inspection
Hide defects
Expect to know the results of the inspection immediately
Interfere with the inspectors' procedure
Fix things the inspector finds during the inspection
Talk to the buyer in detail or take the buyer away from the inspector to show him things or explain things. You can do this at a later time. This time is for the buyer and the inspector.

g. Should the seller be present at the inspection? It's up to you.

Benefits:
1. Do the things you forgot to do:
Access
Pilots
Locks

2. Be available for a question

Disadvantages:
1. The inspector will ask you questions and write your answer on the report - did you disclaim or disclose?
2. Inhibits buyer
3. Inhibits communication - Alternative - leave a phone number where you can be reached if needed.

h. After the inspection

1. The process

Buyer reviews inspection report with selling agent
Selling agent prepares addendum for repairs or cancels contract
Listing agent reviews addendum with seller
Listing agent prepares a counter offer
Everyone agrees on repairs
Seller has repairs performed and presents receipts to buyer
Inspector "may" be asked to inspect repairs
Buyer performs Walk Thru inspection
Closing

2. Do's

Be cooperative
See the buyer's point of view
Act quickly and respond immediately
Be reasonable

3. Don'ts

Get upset
Take it personally
Fix anything BEFORE you are asked and have agreed to in writing
Fix anything not requested
Have substandard repairs done
Expect your agent to coordinate the repairs. It's not their job. They can help.
Expect the inspector to tell you how to fix something so you can do it yourself.
Wait until the last minute to get the repairs done.

i. Is there anything the seller can do to reduce the stress of having their home inspected?

Yes. Take control. Learn how a LISTING INSPECTION will:
Reduce stress
Eliminate conflict
Create a pleasant, cooperative atmosphere and relationship.