Home Inspections have caused problems, expense and lost sales for home owners and realtors. In actuallity, the home inspection is not the problem, the inspector is not the problem, the problem is the timing.

I have seen deals run into major snags or collapse altogether. Many times it is over minor issues or easily corrected inexpensive repairs. Often I asked myself why would someone let these minor repairs stop them from purchasing the home they want.

As a home inspector I am part of more real estate transactions than realtors or any others, performing as many as three inspections a day--when times were better. Altogether, I have inspected more than 1200 homes. I also witness real estate transactions from a different perspective than buyers, sellers or agents.

Put yourself in the buyers shoes. They have found the home they want. The sellers disclosure did not list any problems and the buyers have been told the home is in good shape. They base thier offer upon these assumptions.

The perfect home has not yet been built. All homes have issues and problems. It is very easy for home owners to overlook problems they have gotten use to. A door that doesn't open..unless you turn it a cetain way. Or the sinks that do not hold water because the drainstopper has been removed. Lights that do not work may have burned out bulbs..or other problems may exist. From the inspector's viewpoint this item is not functioning as inteneded and will be reported. Doesn't matter if it is an easy fix...it doesn't work. It is the home owners responsability to present thier home in the best way.

Now along comes the inspector who finds seven or eight issues..or possibly more. Mostly minor. Since the owners did not disclose any problems, the buyers feel these items should be repaired by the owner. But more importantly they loose thier trust for the sellers. The owners feel these are minor issues that they lived with and believe the buyers are being unreasonable. Tensions and tempers run high.

I see both sides viewoints. From an inspector's view we do not make a determination of who should repair deficiencies. That is not our job. Our job is to report on the condition of the home at the time of inspection. The intention is for the buyer to be aware of any problems before they purchase the home. So they may make an informed decision. Unfortunately it has become tradition for the buyers to ask for repairs. Frequently they ask for two to three times the actual cost of repairs.

Even if the seller offers to make repairs, time becomes an issues. Closing may be delayed or you may pay a premium to get the contractor in a timely manner.

Now, I have also seen the opposite. The sellers disclosed repairs, sometimes very serious issues. Buyers knowing that all homes have some problems tend to over look these issues and accept them. It's hard to explain the human psyhic but I have seen this over and over. They now trust and respect the sellers.

The Solution

Used car dealers typically can sell cars for more money than an individual. Dealers know they can get more for thier cars if they clean them up, make minor repairs and perform maintenance.

This same principal works for homes or any other material object. Those in top shape get top dollar and sell quicker. It's a proven fact. 

Therefore it makes sense for home sellers to be proactive and take care of issues before they escalate into a fire. Especially the minor deficiencies. Even though they are minor if the report has alot of these items it becomes cluttered and make the home appear ill maintained.

House Detectives offers two solutions. First is our Safe and Sound program.

Certified SAFE and SOUND by House Detectives

Under this program the sellers would have a Standard Home Inspection performed when they list thier homes. Deficiencies and problems with the home would be discovered. The sellers may now choose to fix some or all of the issues or they may choose not to fix any. They may simply present the report to potential buyers and tell them "as with all homes there are some issues and we have priced it appropriately".

Bam. It's done. No lost sales, No negotiations, No repairs. The buyers have no reason to backout of contract. (Buyers frequently use the home inspection as an excuse to back out of thier contract--don't give them an excuse!)

To qualify for the program Seller would also need to have a Radon test done and a Water Quality test if on a private water system.

Thier are many other advantages. The report with interior pictures may be used as a marketing aid. A "Safe and Sound by House Detectives" icon can be placed on web listings.  The Safe and Sound designation will seperate your home from others. Given a choice Buyers will look at Certified SAFE and SOUND homes first. The inspection also reduces your liability under Seller Disclosure laws.

Home Tune uP 

Under this program a Home Inspection with report is not performed.  Instead House Detectives inspectors will do a walkthrough of the home. Identifying deficiencies and repairing minor issues that can be corrected quickly and cheaply.

While all homes have different needs, some of the items typically corrected: replaced burned out light bulbs, install missing drain tubes on hot water heaters, replace clogged aerators on faucets (restoring water flow), fix minor drain and supply leaks, replace clogged HVAC filters, open slow drains and other minor repairs. 

We will fix the easiest repairs first, up to a predetermined limit that you set. This will insure you get the biggest bang for your buck. House Detectives will provide the sellers with a list of deficiencies observed but not corrected and an estimated cost for repairs. The sellers may then decide if they wish to have any additional items repaired.

While all deficiencies may not be corrected, this will dramiatically reduce the clutter in the report. Typically most homes have more minor problems than significant ones. By removing the minor problems the number of issues identified in the report is greatly reduced. Remember you can only make one first impression.    

Since these services are customized for the home and the owners, please contact us to discuss your options and cost.

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