I have been on both sides of the inspection table. As a general contractor, I built homes and knew every system inside and out. Now as a real estate agent, I help buyers understand what their inspection report really means. Here are five things I wish every buyer knew.
1. Every Home Has Issues
No home inspection is perfect. Even brand-new construction will have a list of findings. The key is understanding which items are safety concerns, which are maintenance items, and which are deal-breakers. A long list does not necessarily mean you should walk away.
As a contractor, I can help you put each finding in context. A hairline crack in the foundation is very different from a structural shift. A GFCI outlet that does not test is very different from knob-and-tube wiring throughout the house.
2. The Inspector Is Not a Repair Contractor
Your home inspector will identify problems. They will not give you repair estimates or tell you how to fix things. That is where I come in. My contractor background means I can look at an inspection finding and tell you approximately what it would cost to repair, whether it is a DIY job or requires a specialist, and whether it is worth negotiating.
3. Know What to Negotiate
Not every inspection finding is worth negotiating. Here is my general rule:
- Negotiate: Safety issues, structural problems, major system failures (roof, HVAC, plumbing), code violations.
- Accept: Minor cosmetic issues, normal wear and tear, small maintenance items that cost less than a few hundred dollars.
The goal is to address real problems without losing the deal over minor items.
4. Get Specialized Inspections When Needed
A standard home inspection covers the major systems, but some properties need additional specialized inspections:
- Radon testing is recommended in the Pacific Northwest.
- Sewer scope for older homes to check the main sewer line.
- Pest inspection especially in the Pacific Northwest where moisture can attract carpenter ants and termites.
- Mold testing if you see signs of moisture or musty smells.
5. Attend the Inspection
I always recommend that my buyers attend the inspection in person. Walking through the home with the inspector gives you a much better understanding than reading the report alone. I attend every inspection with my clients so we can discuss findings in real time and I can add my contractor perspective on the spot.
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