Agents and Home Inspectors

As a Realtor racks up more than a handful of transactions, he/she becomes aware that there are many breeds of home inspectors in the field (just as there are many breeds of real estate agents, of course!).

Home inspectors should aim for a network of appreciative agents (buyer and seller agents alike), who can be looked upon as a source of ongoing client referrals. Makes sense; every hard working business owner wants constant referrals to keep the bottom line healthy. So why do some home inspectors make it HARD to recommend them?

One home inspector that my buyer client employed managed to test the patience of this agent, and the home seller as well. I actually had to experience not one, but two inspections by this same inspector because my client went under contract on two different properties before a successful conclusion of his desired transaction.

What was the problem, you might ask? Time. That inspector took no less than 4 1/2 hours at each property. The time was not simply reviewing every nut and bolt in the property; that I might at least understand. The time was spent largely in explaining, in a never-ending stream of consciousness, every component and system in the house to the buyer, how everything works, thorough instruction on maintenance of those components and systems, going well beyond what the intent of the home inspection provision as stated in the current area multi-board contract. The current boilerplate contract states "The home inspection shall cover only major components of the Real Estate, including but not limited to, central heating system(s), central cooling system(s), plumbing and well system, electrical system, roof, walls, windows, ceilings, floors, appliances and foundation. A major component shall be deemed to be in operating condition if it performs the function for which it is intended, regardless of age, and does not constitute a threat to health or safety." So, the buyer is guaranteed the right to gain assurance that major components are operating properly. Period.

If a buyer wants a deeper understanding of HOW the central humidifier works, for example, it would be appropriate to seek out a home-buyer workshop on "How to Maintain Your New Home Purchase" or perhaps read up about a component online, or borrow a book from the library, or or or or.....

In one instance I had to continually reassure the home SELLER, who was being polite by staying outside on his screened porch so the buyer could follow the inspector in privacy on a very cold day, that the inspector was "almost done", over and over. I have heard a story from another agent that she once witnessed a home inspection that went on for some eight (that's 8) hours, in a very small property.

And recently I have had the opportunity to correct blatantly incorrect information stated in the inspector's report to the home buyer. Such as (I am paraphrasing here) "The screen insert is missing for the kitchen storm door...should be replaced..." After the inspector left the property, I went into the attic, where the inspector had also been, picked up the screen insert that was leaning against the wall in plain sight, brought it into the kitchen, checked the screen insert for fit with the storm door, and promptly emailed the buyer's agent that I have placed the reportedly missing screen insert in the kitchen for the buyer to utilize as desired. This same inspector stated in the written report that carbon monoxide detectors were missing, and must be placed in the home, per the 2007 Illinois requirement. Once again, I emailed the buyer's agent to state that indeed there WAS a CO detector mounted just outside the bedroom doors (in compliance with the law), and said detector was functioning, evidenced by the digital readout face. Conversely, this same inspector missed a couple obvious flaws in the property that I would have wanted disclosed, if I had been the buyer agent.

It takes many people, specializing in varied professions, to take a property transaction from start to finish. Home inspectors are an important link in that transaction chain. Home buyers need to employ an inspector who will take care to do a fine job on the inspection. But the key word here is "INSPECTION." The home inspector should INSPECT, not LECTURE, and not hand out incorrect information. Do a good job, get more referrals.