tag:blogger.com,1999:blog-22937302229159158062024-03-12T18:00:54.810-07:00A Total Idiot's Guide to Home InspectionsA home inspector's blog for home buyers, home sellers, real estate agents, home inspectors and anyone interested in the home inspection industry.Matt Steinhausenhttp://www.blogger.com/profile/16278646544247315998noreply@blogger.comBlogger12125tag:blogger.com,1999:blog-2293730222915915806.post-11392250164513879252020-05-05T08:49:00.000-07:002020-05-05T08:53:29.058-07:00My Home Inspector Missed Major Problems. Can I Sue My Home Inspector? What Can I Do? <div class="MsoNormal">
<span style="font-family: "arial";">Is the home inspector
responsible for problems in my house that weren't reported? Can I sue
my home inspector? What recourse does a buyer have against a bad home
inspector? What should I do if I've had a bad home inspection? <o:p></o:p></span></div>
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<span style="font-family: Arial, Helvetica, sans-serif;"><span style="line-height: 3.2rem;">The
answers to these questions are somewhat complex because there are so
many variables, </span><span style="line-height: 3.2rem;">but the short answer is that in many cases an
inspector will refund part of the cost of the inspection if the
problems should've been discovered and reported. Otherwise it is
usually futile to sue a home inspector unless there is clear evidence
of negligence or willful misrepresentations of fact, and here's
why: </span></span></div>
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<span style="font-family: Arial, Helvetica, sans-serif; line-height: 3.2rem;">1. The
terms of contract or agreement limit the
inspector's liability. Most home inspectors have an agreement with
the customer that waives liability if the inspector doesn't
discover problems, especially those that are hidden, and if it is
determined the inspector missed problems that should've been discovered
contracts usually limit the maximum liability of the inspector to the
cost of the inspection. Typical contracts also stipulate a
method for resolution if there is a disagreement between parties,
often prescribing mediation or arbitration in lieu of a lawsuit.</span></div>
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<span style="font-family: Arial, Helvetica, sans-serif; line-height: 3.2rem;">2. Contrary
to popular belief, an inspector's Errors and Omissions Insurance doesn't
protect a home buyer or pay for an inspector's mistakes. Most home
inspectors carry errors and omissions insurance, but it doesn't protect a
home buyer, it protects the inspector from a lawsuit by a client
/ buyer. Typically the errors and omissions insurance companies have
the resources to hire better legal representation with more experience
defending such claims than what the average consumer can afford to
spend to win, and usually the damages aren't enough to get a high quality
lawyer to work for a consumer without charging fees or keeping
a significant portion of any possible settlement award. The chances
of winning an E & O claim against a home inspector are small. The
exception is if it can be proven the inspector was
negligent. I've provided testimony and affidavits relative to
the standard of practice for the inspection industry in lawsuits
against other inspectors that involved E & O claims, and despite it being
my opinion the inspector(s) in question acted negligently and didn't
follow the standards of practice of our industry, the plaintiffs were
unsuccessful. I'm not familiar with any case locally in which a
plaintiff has been successful suing a home inspector - it's just too difficult
to prove actual negligence. </span></div>
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<span style="font-family: Arial, Helvetica, sans-serif; line-height: 3.2rem;">3. A
lawsuit might be futile if the problems were hidden or if the
inspector didn't have a chance to rectify the situation before repairs
began. For example, some homeowners discover problems with their
house after they buy the home but fail to notify the
inspector until after repairs are complete, thus the inspector had no way to
either help resolve the situation or determine what burden of responsibility he
or she might have to bear, thus the inspector has no mechanism for
minimizing harm or determining cause and origin of the problem,
which creates a potentially legally complex
situation because most problems overlooked by inspectors are
concealed by contractors or homeowners, thus there might be contributory
negligence or fraud by other parties. In some cases an inspector might
actually be able to help determine who's at fault and be a potential
witness for the customer rather than being a defendant of the customer. A
good home inspector should always be an advocate for objectivity and truth. </span></div>
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<span style="font-family: Arial, Helvetica, sans-serif; line-height: 3.2rem;">4. Home
inspectors aren't responsible for latent or hidden defects. Sometimes the
problems in homes are discovered or uncovered through the course
of remodeling, or after living in the house for a period of
time. When this occurs it lessens the likelihood of a successful
claim because a home inspector doesn't have the benefit of living in
the home or removing finishes to examine and discover hidden problems
and typically the courts recognize these limitations. </span></div>
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<span style="font-family: Arial, Helvetica, sans-serif; line-height: 3.2rem;">5. Actual damages
and their effect on a home's value might be marginal. Let's say
you discover $50,000 worth of termite damage overlooked by the home
inspector. It's possible that after spending $50,000 to repair damage the
resultant value of the house might actually increase relative to what it
was purchased for, plus in most liability situations the negligent
party isn't responsible for upgrades or paying full price to repair depreciated
components, thus if a home had obvious defects that were reported and
unrelated to the termite damage at the time of purchase, and those problems got
repaired in conjunction with the other repairs, the defendant isn't responsible
for the full cost of the improvements because one party can't capitalize on the
negligence of another for gain - only for indemnification. In
other words the monetary value of claim could be reduced significantly
from the cost of repairs if there was a net improvement in the value of the
home above and beyond the cost of repairs, and even if there isn't a
net gain in value a homeowner can't recover damages unless one
could actually prove the inspector was truly negligent. </span></div>
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<span style="font-family: Arial, Helvetica, sans-serif; line-height: 3.2rem;">6. Home
inspections are not warranties. A home inspection is an evaluation of a
home that's limited by time and accessibility of components. Not all
problems at a home can be discovered through the course of an inspection
and no home inspector is an expert at everything. Some inspectors do offer
warranties to their clients for problems that occur subsequent to the
inspection, but only if those problems weren't discovered at the time of the
inspection. Also, home inspection warranties might have either a
deductible for each problem, or a limit on the coverage
that amounts to little more than the cost of the inspection. Plus,
many warranties only cover repairs to correct the problem in question, not the
resultant damage. For example, if there is a leak at the bathtub that
wasn't discovered during the inspection, the warranty will pay for the
cost of repairing the leak, but there might be a monetary limit on the
cost of repairs, or a deductible that the homeowner must pay up front, and
none of the subsequent water damage is covered - only the repair to the
leak that caused the damage would be covered.</span></div>
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<span style="font-family: Arial, Helvetica, sans-serif; line-height: 3.2rem;">So,
what should a homeowner do if they find a problem missed by their home
inspector? The first thing to do is contact the inspector and/or
inspection company to let them know about the problem, and if the inspector
wants to see the problem allow them to investigate it, assuming the inspector
is trustworthy and responsible. The inspector might be able to offer
solutions, provide names of reliable contractors, and give some
advice relative to how to prevent similar problems from recurring -
and depending on whether the inspector feels responsible for not
discovering or reporting the problem, they might contribute to
the cost of repairs. Also, the inspector might be able to determine
if there is evidence of prior repairs or if pre-existing damage was
intentionally concealed by a third party, which might help a homeowner recover
from a fraudulent seller who failed to disclose defects at the time of
sale. Second, it's important to document everything - take photos, keep a
journal, and save all correspondence / communications. Third, do
everything possible to minimize or mitigate damage - ignoring or
neglecting a problem is never the proper solution. Fourth, if there's
significant damage consider contacting the insurer to determine if it's covered
by the homeowner policy.</span></div>
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<span style="font-family: Arial, Helvetica, sans-serif; line-height: 3.2rem;">If
a homeowner isn't satisfied with the inspector's response to the discovery of
problems consider notifying the agent(s) involved in the
transaction. Sometimes agents have a bit of leverage with inspectors to
help get a satisfactory outcome. An inspection client can post bad
reviews online, however this shouldn't be used as a tool of vengeance or
retaliation, and posting negative reviews will hurt any chances of
winning a lawsuit or settlement because if there is so much as one
word in the review deemed misleading, the inspector now has
ammunition for his or her own complaint or counterclaim for defamation. </span></div>
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<span style="font-family: Arial, Helvetica, sans-serif; line-height: 3.2rem;">The
principle of 'caveat emptor' or 'buyer beware' is important to consider
because it is something taken into account by the courts. A home
buyer must assume some risk, and it's generally understood that sellers
of homes do try to make cosmetic repairs to hide existing damage, and it's also
understood home inspectors can't and won't find every
problem. Hiring a home inspector to evaluate the condition of a
property is essential, but there are no guarantees. In most cases inspectors
aren't responsible for the problems they miss, and if you assume otherwise
you're going to be disappointed. </span></div>
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<span style="font-family: Arial, Helvetica, sans-serif; line-height: 3.2rem;">The
best way to prevent yourself from getting stuck with a defective house is
to hire a home inspector that's knowledgeable, thorough, and
experienced. Most agents don't refer their clients to
the most thorough inspectors out of fear inspector will find too
many problems and be more likely to derail the sale. The biggest home inspection
nightmares I'm aware of have been the result of home buyers hiring
inspectors as per agent referrals without doing their own research
into the inspector's background and client reviews. The most common
complaint I hear from my non-clients is, "I shouldn't have hired the
inspector my agent recommended."</span></div>
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<span style="font-family: Arial, Helvetica, sans-serif; line-height: 3.2rem;">There
are a handful of cases in which homeowners have succeeded in claims
against inspectors, but they are rare. Lawsuits will take years off your
life and usually the stress isn't worth the money. When people call
me with home inspection horror stories I try to maintain objectivity, look
at what could've been done differently by the various parties, and determine
what can be done going forward. I recommend using the entire experience as
a learning tool - putting money into a home is the cost of tuition
for a Homeownership Degree, and though mistakes made by home
inspectors are discouraging and often cost homeowners money, those
homeowners will be that much better prepared for the next problem, or
the next home purchase. </span><br />
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Matt Steinhausenhttp://www.blogger.com/profile/16278646544247315998noreply@blogger.com0tag:blogger.com,1999:blog-2293730222915915806.post-16868873210244926472018-08-21T14:46:00.000-07:002018-08-21T14:46:01.380-07:00"Why won't my house sell?" Six reasons no one is buying your home.<div class="separator" style="clear: both; text-align: left;">
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<a href="https://1.bp.blogspot.com/-KavYgtuEkn4/W3yHpaTGSaI/AAAAAAAAAZI/YpwDpgY_pIM-IF2AjeTpxBGZ1HSvhujDwCLcBGAs/s1600/Copy%2Bof%2BCopy%2Bof%2BCopy%2Bof%2BDSC_0300xxx.jpg" imageanchor="1" style="margin-left: 1em; margin-right: 1em;"><img border="0" data-original-height="488" data-original-width="864" height="180" src="https://1.bp.blogspot.com/-KavYgtuEkn4/W3yHpaTGSaI/AAAAAAAAAZI/YpwDpgY_pIM-IF2AjeTpxBGZ1HSvhujDwCLcBGAs/s320/Copy%2Bof%2BCopy%2Bof%2BCopy%2Bof%2BDSC_0300xxx.jpg" width="320" /></a></div>
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You decided to sell your home, discussed it with lots of other people, hoped there would be a a flood of interested buyers, but the offers didn't come rolling in. Here are my observations from 20 years as a home inspector and 30 years as a home buyer as to why some homes just don't sell very well, in no particular order:</div>
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1) Bad timing. There are ebbs and flows in the demand for real estate, affected by seasons, economics, interest rates and leniency of lenders. You might be led to believe it's a good time to sell because you've read an article or seen a news story that says 'home sales are booming' but those alleged news stories are 12 weeks behind the trend because actual home sales are a lagging indicator of market demand for housing - it often takes months between when a home is put on the market and when the final closing on the sale takes place. It has been my experience the best time to put a house on the market is around mid-March through April when things are starting to get warm and green, and people want to get out of the house they were cooped up in all winter. Another reason to list a house is April is families looking to move or change neighborhoods or schools often want to be done with the transition by late summer before the next school year starts, thus they start seeking out homes in early spring.</div>
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2) Over-priced. Many home sellers are either greedy or scared of selling their home too cheap, thus they put too high a price on their property initially, which limits buyer interest in the house. Buyers often search for homes online in order of value, starting with the lower valued ones first, so by the time they've found your house they've already scrolled past numerous similar homes at lower prices, which doesn't illicit much enthusiasm or interest in your house. The consequence of asking too much for a home up front is you'll miss selling opportunities, which ultimately costs you more money (insurance, taxes, utilities, mortgage interest, maintenance) than had you just priced it at or below market value in the first place. Another problem with over-pricing a home is the longer a home sits on the market, the less buyer interest it generates.</div>
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3) Unclean. Having a clean house might not affect the value too much, but it definitely affects the mindset of a buyer. Do some basic landscaping (trim trees and shrubs, mow and rake, remove weeds - especially those ones growing through the cracks of the driveway), wash windows, scrub / vacuum floors, dust walls, ceilings, lights, cabinets, trim and furnishings, and remove any evidence of pets including their odors. Also, get rid of clutter. </div>
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4) Stylistic turn-offs. Believe it or not, other people think your house is ugly or doesn't have the kind of curb appeal they're looking for. Perhaps they think it's too gaudy, or too meek. It might have an awkward layout, outdated finishes, under-lit rooms, bad art, worn furnishings, or God forbid - brass hardware on doors and plumbing fixtures. It is highly unlikely your tastes (or indifference to style) will be considered cool by the majority of those who might potentially be interested in your home. That doesn't mean you need to remodel everything; just understand that your house isn't suited for everyone.</div>
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5) Defects. Every house has problems, but some people are more turned off by the various problems than others. The defects that are often most likely to turn off buyers might include: settlement or foundation problems; groundwater (moisture problems in basements); large cracks walls or ceilings; roof or plumbing leaks, and; bad windows. </div>
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6) Insufficient marketing or exposure. The best way to sell a house is to make sure as many people as possible know about it, and that it's properly represented by clear images and accurate descriptions where publicized. Listing a house through a real estate agent or on Zillow is a great start, but sharing the listing on social media such as Facebook, or on other sales sites such as Craigslist will help get it out to a wider audience, and one of those people not even looking for a house might have an in-laws' friend's cousin's nephew who would be perfect for your house, but wouldn't have even considered it if it wasn't for someone else sharing the information with him.</div>
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If you're having a hard time selling a house there are a few options to consider: Sometimes it's best to hold onto a home and wait for the market to change or the right buyer to come along, other times it's best to cut your losses and reduce the price to get it sold in a hurry. Other considerations to having home that's not selling might include: 1) taking down the listing for a brief period, hiring a real estate agent, or changing the agent you have, and relisting the property; 2) hiring professional cleaners or a staging company to spruce the place up; 3) doing some easy, quick improvements such as planting flowers out front, making simple repairs to minor defects, installing better light fixtures and brighter bulbs, repainting some walls, or replacing the flooring in the most prominent rooms. I typically recommend doing simple, easy improvements rather than making major expensive modifications to help sell a house that's already listed because usually the hassles and cost / benefit ratios of those major modifications aren't enough to make them worthwhile. </div>
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Sometimes the 'pride of ownership' clouds objectivity. In our own heads we often we inflate our home's value while minimizing its problems. Unfortunately you can't easily control regional economics, market demand, or the location of your existing home, so if you need to sell your home chances are you'll have to either correct the issues that are turning off buyers or reduce the price, or both.</div>
Matt Steinhausenhttp://www.blogger.com/profile/16278646544247315998noreply@blogger.com0tag:blogger.com,1999:blog-2293730222915915806.post-52577923780043101862018-04-01T11:09:00.001-07:002018-04-01T11:25:42.380-07:00Where Does One Find a Commercial Property Inspector?<div style="background-color: white; color: #1d2129; font-family: Helvetica, Arial, sans-serif; font-size: 14px; line-height: 19.32px; margin-bottom: 6px;">
Commercial Property Inspections - An Emerging Opportunity</div>
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Finding a property inspector qualified to perform comprehensive evaluations of commercial properties isn't easy. Every inspector I know is a "home inspector" specializing in residential inspections, not commercial, though many will perform commercial inspections on occasion. I'm primarily a residential inspector who's done some commercial inspections on the side over the last 18+ years, but as of late my income from commercial property inspections has grown exponentially because of the increased demand for (and limited supply of) commercial property inspectors. I've inspected medical offices, restaurants, multi-family dwellings / apartments, grocery stores, office buildings, warehouses, retail stores, manufacturing facilities, schools, agricultural operations, bars / taverns, and assisted care facilities.</div>
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Commercial buildings are fewer in number than owner occupied residential buildings and don't have as high of sales turnover rates, thus there's been less of a demand for inspectors to investigate the condition of commercial properties at the time of sale relative to whole home inspectors.</div>
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It's been my experience that most commercial buildings are sold without comprehensive general inspections. Instead of hiring a general property inspector, commercial property buyers or owners are often more likely to have maintenance personnel, civil engineers, or systems specialists (plumbers, electricians, HVAC technicians) check out various components of a property.</div>
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There are few contractors or inspectors that understand the comprehensive elements of a commercial property relative to construction, mechanical systems, and the extensive rules, standards and guidelines that apply to commercial properties. There's a breadth of uses for commercial buildings that have to be considered in context with regulations imposed by various different governmental agencies relative to those uses, and few inspectors have a good understanding of those regulations or how they apply to different buildings, of different styles, constructed in different time periods, and used for different purposes. I have a unique background because while in college I did commercial property maintenance for three summers and later worked as a plant engineer at a food processing facility. After graduation I was a project manager for two different contractors that did commercial construction and commercial restoration. That background has served me well.</div>
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Unlike owner-occupied residential structures, commercial buildings serve a single purpose for their owners - production of income - thus the costs associated with maintenance and repairs relative to rental income are usually the most important consideration for commercial property buyers and owners, and the inspector must be cognizant of that fact when evaluating the conditions and life expectancies of a property's various components.</div>
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Another challenge of inspecting commercial properties is working around tenants, thus an inspector must often work outside of normal working hours or hours of operation of a non-vacant property to perform the inspection.</div>
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Commercial property inspectors must be able to evaluate the comprehensive components of a property and convey those evaluations accurately to a buyer in order for the buyer to weigh the financial risks of a purchase. Failure of an inspector to find and report serious problems can be costly to a purchaser, and depending on whether the inspector might have been negligent at any point during the inspection or creation of the report, he or she might be liable for those oversights.</div>
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Commercial inspections are time consuming, require extensive knowledge on the part of the inspector, and can expose an inspector to huge liabilities, thus the inspections can be expensive. The cost of a commercial property inspection starts at around $750 and that cost might increase based on the property's size, value, accessibility, and/or the amount of time it takes to do the inspection and report.</div>
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I will continue to do home inspections as I've done for the last 19 years, but I'm expanding into the commercial market more aggressively to fulfill the growing need for such inspectors.</div>
Matt Steinhausenhttp://www.blogger.com/profile/16278646544247315998noreply@blogger.com0tag:blogger.com,1999:blog-2293730222915915806.post-55905697053975667582017-06-16T12:49:00.001-07:002017-06-16T12:49:19.544-07:00Ten Most Common Homebuyer Mistakes<table align="center" cellpadding="0" cellspacing="0" class="tr-caption-container" style="margin-left: auto; margin-right: auto; text-align: center;"><tbody>
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<tr><td class="tr-caption" style="text-align: center;">Are you a dreamer? Maybe a bit over-optimistic? Good home buyers are typically diligent and don't let their emotions get too involved in the home buying process.</td></tr>
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I've assembled this arbitrary and non-scientific list of homebuyer mistakes in hopes that it will better prepare consumers for the home buying process. Enjoy! Matt<br /></div>
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Ten Most Common Homebuyer Mistakes</div>
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1. Not getting a home inspection or hiring the wrong inspector. People often approach me after buying a home without having an inspection or after hiring an inspector referred by their agent and say, "I should've used you to do our inspection. I'll never buy another home without hiring you." I've never had anyone tell me a good inspection wasn't worth the cost, but I've had a lot of people tell me the money they thought they were saving cost them a lot more in the end.</div>
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2. Paying too much. Some buyers just don't have the discipline to save money to make payments or resources to pay for necessary repairs when there are problems, and if if someone pays more for a home than it's either worth or what they can afford, it creates a cycle of debt. Some consider a mortgage loan a safety net to the risk of paying too much, but if the lender approves the loan and the house appraises for the purchase price that doesn't mean a buyer didn't pay too much; the home could lose value or not actually be worth as much as was offered. Despite public perception lenders often take unusual risks and appraisers don't always protect the buyer. Sometimes an appraiser won't save a buyer from paying too much because an appraiser is going to attempt to justify the offering price, which is why appraisals are done after the offer is made, and also why appraisers know what the offer price is when the appraisal is being done.</div>
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3. Hiring the wrong agent. I once had an agent for a homebuyer tell me, "Don't screw up this deal, because if this house doesn't sell I'm not getting paid, and you won't be an inspector for very long." This isn't unusual. I'm given slightly more subtle variations of this threat regularly. If you could hear the things agents tell home inspectors behind their clients' backs you'd be appalled. An agent should go to bat for their clients and be an effective negotiator, both before and after the home inspection. Many agents lack the ability to negotiate effectively, which can have costly consequences for homebuyers. When you're looking for an agent ask a home inspector because inspectors usually know which agents are skilled negotiators and advocates for their clients, and which agents are driven by greed.</div>
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4. Falling in love with a house. Emotional attachment causes a loss in objectivity. Once homebuyers fall in love they start minimizing serious problems that affect a home's value or condition via rationalization, which makes me anxious because I've been through the cycle so many times before: 1) they'll ignore me, my report and the problems presented; 2) they'll buy the house as-is and avoid fixing the problems, and; 3) they'll blame me when the problems get worse because they'll claim I didn't do a good enough job warning them or explaining to them what the problems were while they were ignoring me and at the same time being enamored by their new love.</div>
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5. Chasing a dream. Buying a dream house is similar to falling in love with a house, but dreams are further disconnected from reality and lack any practicality, and they're rarely done on a whim as is often the case with falling in love. There are lots of examples of dream chasers, but the most common ones include the dream of buying and fixing up a big mansion or an old Victorian home, or buying a far away acreage or farmstead. Huge, old homes are difficult to maintain and expensive to heat and cool, and even after spending tens of thousands of dollars on improvements these homes still have cracking walls, wet basements, mouse problems, and just about the time you finally finish painting the house, it will need to be re-painted again. Another dream is the rural acreage, but the most affordable acreages are far away and often in need of numerous repairs. The dreamer thinks he or she won't mind the long daily commute, that people will come visit regularly, or that they'll enjoy the solitude and work of being in the country. Living the dream often means miles of muddy roads, being snowed in without power during blizzards, or having to deal with the weeds, bugs, critters, expenses, well water problems, septic systems, hillbilly neighbors, and other hassles. One cool thing about most dreamers though - no matter how miserable they are with their massive headache of a home, they'll usually stick to it, because as a friend told me about his dream / nightmare house project, "Failure isn't an option."</div>
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6. Buying a house to impress. There is an ebb / flow cycle of the trend towards people buying homes with the intent of entertaining and impressing others, and it's flowing right now with homes featuring towering foyers and tall cathedral ceilings, outdoor kitchens, large formal dining rooms for dinner parties, and basements / walkouts with bars and a large TV rooms for hanging out during the big football game. Problem is, most people are so busy working to pay for their impressive home neither they nor their working friends have ample opportunities to take advantage of the features, thus they're under-utilized. If you want to impress a home expert, find a place that is open (brings the outdoors in and is easy to navigate), efficient, comfortable, and maintenance-free - THAT'S impressive.</div>
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7. Under-estimating the problems. Many homebuyers think problems are something that can be handled by a simple call to a contractor. As I always say, "If the problems here were easy to fix, they'd already have been taken care of." Under-estimating the problems can also be categorized as being "overly optimistic" which isn't necessarily the biggest mistake a home buyer can make, but it's easily the most common.</div>
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8. Over-estimating their abilities. Home improvement stores and television shows have worked in tandem to get people to believe they can do their own home improvements. As I always say, "An inspector's worst nightmare is a do-it-yourselfer."</div>
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9. Being hasty. When people feel rushed they typically don't reason things out, and will overlook obvious problems out of haste. Here's an interesting statistic that's related to this phenomenon: More often than not, when a people pick a "bad" house out of haste and don't buy it because of the problems discovered during the home inspection, the next house they put an offer on will be equally as bad or problematic - typically if a client doesn't buy a house I inspect because there are significant problems there is an above average chance they won't buy the next house I inspect for the much same reason (too many problems), but usually the third house is the charm. I've been through this 3-house cycle of haste with about 10 different clients, and in each case it all worked out in the end, but it cost them a lot more than it would've had they been more diligent and patient to begin with.</div>
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10. Being too scared or apprehensive. In contrast to the first nine homebuyer mistakes, which mostly relate to people not being diligent or practical, there is such a thing as being over patient or a little too gun shy when it comes to purchasing a home. I've had a number of clients walk away from good houses for the wrong reasons. It's important a homebuyer understand up front that no home is perfect, so one must be prepared for a few issues here and there that will come up through the course of the home buying process.</div>
Matt Steinhausenhttp://www.blogger.com/profile/16278646544247315998noreply@blogger.com0tag:blogger.com,1999:blog-2293730222915915806.post-25155243269227625002017-06-13T17:33:00.003-07:002017-06-13T20:23:03.204-07:00"What is Your Biggest Challenge as a Home Inspector?"<table align="center" cellpadding="0" cellspacing="0" class="tr-caption-container" style="margin-left: auto; margin-right: auto; text-align: center;"><tbody>
<tr><td style="text-align: center;"><a href="https://3.bp.blogspot.com/-4q6_HQwV-HI/WUCENomKgmI/AAAAAAAAAUk/OhdgbPfXUzg85etA5DPTs6vRMuajl5v0ACLcBGAs/s1600/Clearwater%2Bhouse%2Bdamaged%2Bby%2Btree.jpg" imageanchor="1" style="margin-left: auto; margin-right: auto;"><img border="0" data-original-height="482" data-original-width="720" height="214" src="https://3.bp.blogspot.com/-4q6_HQwV-HI/WUCENomKgmI/AAAAAAAAAUk/OhdgbPfXUzg85etA5DPTs6vRMuajl5v0ACLcBGAs/s320/Clearwater%2Bhouse%2Bdamaged%2Bby%2Btree.jpg" width="320" /></a></td></tr>
<tr><td class="tr-caption" style="text-align: center;"><span style="color: rgba(0 , 0 , 0 , 0.54902); font-family: "source sans pro" , "helvetica" , "arial" , sans-serif , sans-serif; font-size: 13px; line-height: 20px;">What home buying problems are predictable? What problems are preventable? Where does a home inspector draw the line between prognosticator and fact finder?</span></td></tr>
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People often ask me, "What is the most difficult part of your job?"</div>
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Being a home inspector is extraordinarily challenging because it requires so much discipline, knowledge and communication, all in conjunction with an almost infinite number of opportunities for mistakes.</div>
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A good inspector must: 1) be agile enough to enter attics and crawlspaces, and climb on roofs; 2) be able to work in extreme heat and cold; 3) stay on top of the industry standards, maintain knowledge of construction materials and have a broad understanding of building systems; 4) be able to work and communicate effectively with all types of people; 5) accept criticism graciously without being defensive; 6) maintain composure despite the hostility and anxiety of adversarial parties relative to the sale or purchase of a home, and; 7) share information and observations objectively and factually.</div>
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For years I've said the toughest part of my job was working with home sellers and/or real estate agents. Often adversarial parties to a transaction try to intimidate me, invalidate my conclusions, get offended by my findings, or minimize the problems I discovered. After 18 years as an inspector I've learned to let that type of stuff go so now that part of my job is easier to deal with, but another part of my job is causing me more anguish as time goes on...</div>
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As I've become more experienced I've witnessed numerous clients make bad decisions, most of which were avoidable. Consequently, the most difficult part of my job is maintaining my professional and ethical duty to keep personal thoughts and opinions to myself when I think someone is making a bad decision. Making matters worse for me personally is I feel responsible when another person's mistake leads to negative consequences that I might have been able to help them avoid had I intervened or communicated my opinions up front.</div>
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My cumulative life experience as a homeowner, restoration contractor, home inspector, property manager, and "adviser" to numerous friends and family members that are homeowners has provided me the background to predict the future fairly accurately, but my ethical and professional home inspector obligation as an objective fact-finder prohibits me from being able to share many of my premonitions. There are some predictions I'm obligated to share, like the life expectancy of a roof, when the furnace filter will next need to be changed, what times of year the gutters will most likely need to be cleaned to prevent them from getting clogged, or what locations on a roof ice damming is most likely, etc. However, there are many predictable outcomes I can't share with my clients, like the probability that a neighbor's unsupervised pets and children will drive them nuts; the likelihood home improvements will take twice as long and cost three times as much as hoped; the 100% chance that huge maple tree overhanging the house will fall at some point in time; or the inevitable disappointment that occurs when reality sets in after those drainage issues the inspector reported end up leading to water in the basement in addition to $20,000 of foundation repairs.</div>
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A home inspector should never tell someone they're making a bad decision or advise a person not to buy a home, despite the fact there are obvious signs the buyer or buyers are moving forward without considering the ramifications of their decisions in addition to ignoring or avoiding obvious pitfalls related to the property they've chosen to buy. If I did say, "Hey, what in the heck are you thinking?!?" it wouldn't solve anything, and would likely create some pushback or resentment from my clients for me not respecting their decision, so I bite my tongue (figuratively speaking). However, when I think someone is making a good home buying decision or I inspect what I consider to be an exceptionally well constructed home, I will often say something along the lines of, "I think you'll be happy in this house" or "I think you'll look back on your decision to buy this house as a good one" and as of this writing, no one that I've said those things to has ever come back to tell me I was wrong, but nonetheless I shouldn't say such things if it is influencing my clients' decisions.</div>
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The reason I and other home inspectors shouldn't share our opinions is because we're often wrong. No one can predict the future with certainty, and if I try to sway a person into either buying or not buying a home based on my opinions, then I've failed at my job.</div>
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<span style="line-height: 19.32px;">A home inspector also can't predict or warn a buyer of every negative scenario possible because it would create too much fear.</span></div>
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I've discovered a tool that helps me help homebuyers consider the ramifications of their decisions, and also helps me conquer the frustration of not being able to speak out when I think obvious conflicts, problems or potential probelms are being ignored - I ask questions:</div>
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"Do you have contractors in mind to help you fix the problems?"</div>
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"Have you obtained estimates for planned repairs or modifications?"</div>
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"Will you move again if your employment situation changes?"</div>
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"What are your long-term plans?"</div>
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"What are the benefits of this home relative to your existing home?"</div>
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"Have you researched utility expenses, taxes, insurance, cost of maintenance and repairs, and loan interest?"</div>
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"Have you contacted an arborist to check out that tree overhanging the roof?"</div>
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Preparation is the key to success, and by helping people prepare I minimize the urge to share my own opinions.</div>
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In my next update I'm going to discuss what I consider the "10 Biggest Mistakes Homebuyers Make" in hopes that preventing people from making bad decisions up front will help me save them some grief and make my job easier.</div>
Matt Steinhausenhttp://www.blogger.com/profile/16278646544247315998noreply@blogger.com0tag:blogger.com,1999:blog-2293730222915915806.post-74197538824089539212016-03-25T15:23:00.002-07:002016-04-09T07:44:38.192-07:00"How can I prevent a house fire?" 20 Suggestions to Limit the Risk of Fires<br />
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Most house fires are preventable.<span style="mso-spacerun: yes;"> </span>I spent many years handling insurance claims and coordinating
fire restoration projects at homes that had burned or were damaged by heat and
smoke, and the majority of those fires could have been prevented.<span style="mso-spacerun: yes;"> </span>The following are some simple tips to
prevent fires in your own home:<br />
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1. Reduce
clutter - clutter affects fire safety because it limits the ability to view or
prevent potential fire risks, promotes the spread of flames, and makes it
difficult to extinguish a fire once it starts.<span style="mso-spacerun: yes;"> </span></div>
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</span><!--[endif]-->Don't overload electrical outlets.<span style="mso-spacerun: yes;"> </span>Avoid using power strips or extension cords.</div>
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</span><!--[endif]-->Extinguish cigarettes properly (or just don't smoke).</div>
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</span><!--[endif]-->Never leave a candle unattended; if burning candles do not
place candleholders or jars on a wooden surface without protection (if a candle
burns to the bottom of the base or jar the heat can burn the wood surface
below), and make sure there aren't any combustibles nearby.</div>
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in use. Don't store items inside the oven.</div>
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</span><!--[endif]-->Use extreme caution when burning in a fireplace or wood
stove.<span style="mso-spacerun: yes;"> </span>Understand the components of the
system (fire box, damper, flue, flue cap, etc.), how it works, and potential
risks.<span style="mso-spacerun: yes;"> </span>Don't let fires burn too
hot.<span style="mso-spacerun: yes;"> </span>Keep the flue clean and clear of
creosote (this should be checked regularly when in use).<span style="mso-spacerun: yes;"> </span>Don't burn wet or sappy wood in fireplaces
or wood stoves because it will cause creosote buildup in the flue / chimney.</div>
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</span><!--[endif]-->Keep dryer vents clean and clear. </div>
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<!--[if !supportLists]-->8.<span style="font-size-adjust: none; font-stretch: normal; font: 7pt/normal "Times New Roman";">
</span><!--[endif]-->Do not allow children to play with lighters or matches; keep
fire starting tools and ignition sources out of reach.</div>
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<!--[if !supportLists]-->9.<span style="font-size-adjust: none; font-stretch: normal; font: 7pt/normal "Times New Roman";">
</span><!--[endif]-->No heat lamps.</div>
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<!--[if !supportLists]-->10.<span style="font-size-adjust: none; font-stretch: normal; font: 7pt/normal "Times New Roman";">
</span><!--[endif]-->Do not keep combustibles near heat sources such as stoves,
fireplaces, furnaces, space heaters or water heaters.</div>
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<!--[if !supportLists]-->11.<span style="font-size-adjust: none; font-stretch: normal; font: 7pt/normal "Times New Roman";">
</span><!--[endif]-->No gnawing pets (rabbits, gerbils, domesticated rats, etc.)
because if they are loose they chew on electrical cords and wiring.</div>
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<!--[if !supportLists]-->12.<span style="font-size-adjust: none; font-stretch: normal; font: 7pt/normal "Times New Roman";">
</span><!--[endif]-->Eliminate mice (mice chew on wiring and get in power boxes
causing electrical shorts).</div>
<br />
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<!--[if !supportLists]-->13.<span style="font-size-adjust: none; font-stretch: normal; font: 7pt/normal "Times New Roman";">
</span><!--[endif]-->Don't keep chemical soaked rags indoors, and don't launder
rags or other cloth material that's soaked in any flammable chemical / solvent.</div>
<!--[endif]--><o:p></o:p><br />
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<!--[if !supportLists]-->14.<span style="font-size-adjust: none; font-stretch: normal; font: 7pt/normal "Times New Roman";">
</span><!--[endif]-->Keep combustibles such as gasoline in a separate building or
storage shed if possible.</div>
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<!--[if !supportLists]-->15.<span style="font-size-adjust: none; font-stretch: normal; font: 7pt/normal "Times New Roman";">
</span><!--[endif]-->Do not use glues or solvents designed for outdoor use indoors.</div>
<!--[endif]--><o:p></o:p><br />
<br />
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<!--[if !supportLists]-->16.<span style="font-size-adjust: none; font-stretch: normal; font: 7pt/normal "Times New Roman";">
</span><!--[endif]-->Don't bring grills indoors after use and dispose of used
charcoal properly.</div>
<!--[endif]--><o:p></o:p><br />
<br />
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<!--[if !supportLists]-->17.<span style="font-size-adjust: none; font-stretch: normal; font: 7pt/normal "Times New Roman";">
</span><!--[endif]-->Don't ignite fireworks near structures.</div>
<!--[endif]--><o:p></o:p><br />
<br />
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<!--[if !supportLists]-->18.<span style="font-size-adjust: none; font-stretch: normal; font: 7pt/normal "Times New Roman";">
</span><!--[endif]-->Unplug devices when not in use, such as phone chargers.</div>
<!--[endif]--><o:p></o:p><br />
<br />
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<!--[if !supportLists]-->19.<span style="font-size-adjust: none; font-stretch: normal; font: 7pt/normal "Times New Roman";">
</span><!--[endif]-->Have a working smoke detector at each level of the home,
especially near bedrooms, and have a working carbon monoxide detector in the
home.</div>
<!--[endif]--><o:p></o:p><br />
<br />
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<!--[if !supportLists]-->20.<span style="font-size-adjust: none; font-stretch: normal; font: 7pt/normal "Times New Roman";">
</span><!--[endif]-->Have a fire extinguisher in the home.</div>
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Some fires aren't preventable, such
as fires caused by lightning or an unpredictable event such as an electronic
device combusting spontaneously.<span style="mso-spacerun: yes;">
</span>However, if you follow the above guidelines you will reduce the risk of
fire your residence significantly, or at least limit the potential for damage from a fire greatly.</div>
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Matt Steinhausenhttp://www.blogger.com/profile/16278646544247315998noreply@blogger.com0tag:blogger.com,1999:blog-2293730222915915806.post-63864662098775242902016-03-15T12:09:00.002-07:002016-03-15T16:42:54.311-07:00Top 10 Deal Killers - Ten Reasons Homebuyers Cancel Purchase Agreements<div class="separator" style="clear: both; text-align: center;">
<a href="https://4.bp.blogspot.com/-Da8pPlaY320/Vuh2nDZ_MrI/AAAAAAAAASU/UUQZXOheQ34-5pZr_Q9511EFAz6RYmsKQ/s1600/Copy%2Bof%2BDSC_2487.jpg" imageanchor="1" style="margin-left: 1em; margin-right: 1em;"><img border="0" height="182" src="https://4.bp.blogspot.com/-Da8pPlaY320/Vuh2nDZ_MrI/AAAAAAAAASU/UUQZXOheQ34-5pZr_Q9511EFAz6RYmsKQ/s320/Copy%2Bof%2BDSC_2487.jpg" width="320" /></a></div>
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<br /></div>
<span style="mso-spacerun: yes;">I’ve compiled the following 10 reasons homebuyers choose to walk away from purchase contracts based on my observations and first-hand experiences. </span>The list is arbitrary and
the numbered reasons aren’t necessarily provided in order.<span style="mso-spacerun: yes;"> </span>I started working on this list years ago after
being unfairly portrayed as a home inspector that kills deals.<span style="mso-spacerun: yes;"> </span>Subsequently, as far as I know, every terminated contract I've been involved with was the result, wholly or in part, to one or more of the reasons listed below, not the result of an
overzealous home inspector planting seeds of fear into the minds of
apprehensive homebuyers as some might have others believe.<span style="mso-spacerun: yes;"> </span><br />
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<strong>Reason # 10:<span style="mso-spacerun: yes;"> </span>Blinded by Love<br />
</strong><br />
Sometimes folks fall in love with a house because it has character, is in a
desirable neighborhood, has a lot of "potential", and/or has
appealing features such as a modern kitchen, large master suite or gorgeous
view.<span style="mso-spacerun: yes;"> </span>But falling in love with a house
can be like falling in love with the wrong person.<span style="mso-spacerun: yes;"> </span>When we fall in love on impulse we have a tendency to ignore or
minimize problems, which affects our ability to make rational decisions.<span style="mso-spacerun: yes;"> </span></div>
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<a href="https://4.bp.blogspot.com/-iO6gLQS3BgQ/VuhYo1mrIcI/AAAAAAAAASA/_2gFXjgoDO0KhfHYRO8eJH6HqRgspwm3A/s1600/Copy%2Bof%2BCopy%2Bof%2BDSC_0034.jpg" imageanchor="1" style="margin-left: 1em; margin-right: 1em;"><img border="0" height="216" src="https://4.bp.blogspot.com/-iO6gLQS3BgQ/VuhYo1mrIcI/AAAAAAAAASA/_2gFXjgoDO0KhfHYRO8eJH6HqRgspwm3A/s320/Copy%2Bof%2BCopy%2Bof%2BDSC_0034.jpg" width="320" /></a></div>
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Reality starts to set in when folks pull their heads out of the clouds to notice the wiring is
outdated, siding or roof is bad, the cars won't fit in the garage, the neighbors have 4
dogs that bark at all hours, the laundry room is two steep flights of stairs
away from the bedrooms, there are landscaping / drainage issues, the heating /
cooling costs are outrageous, the foundation is bad, etc., etc.<span style="mso-spacerun: yes;"> </span>I often hear homebuyers say, "What was
I thinking?" after they recognize all the obvious problems they
ignored when signing a purchase contract.<span style="mso-spacerun: yes;"> </span><br />
<br />
Most purchase agreement contracts don't allow a home buyer to terminate the
contract based on merely coming to one’s senses, but the contract does have an
exit clause or contingency if the home inspection reveals unsatisfactory conditions, thus buyers
often claim the home inspection is the reason for killing the deal when in truth there are other factors at play.<span style="mso-spacerun: yes;"> </span><br />
<br />
Unfortunately it reflects poorly on good home inspectors when buyers initially choose to
buy a bad home on impulse but use the inspection report as the excuse to get
out of the deal.<br />
<br />
When looking for a home a buyer should have a list of priorities (or a list of
things to avoid) to follow before offering to purchase a home.<span style="mso-spacerun: yes;"> </span>This might help save all parties involved
time, money and excuses.</div>
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<br /></div>
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<strong>Reason # 9: Termites</strong> <br />
<br />
Sellers must disclose termite problems at a property if they are aware of any,
but homeowners / sellers often have termite problems they aren't aware of, or
sometimes sellers don't disclose the full extent of known problems to
homebuyers.<span style="mso-spacerun: yes;"> </span></div>
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Termites are white, ant-like critters that are very common
across much of the country but we usually don't see them because they typically
live underground and can't survive when exposed to light or air for long
periods.<span style="mso-spacerun: yes;"> </span>In my region I discover evidence of past or present termite
problems at probably 1/3 or more of the properties I inspect.<span style="mso-spacerun: yes;"> </span><br />
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Termites prefer living in wet soil and consume wood or cellulose for
nourishment.<span style="mso-spacerun: yes;"> </span>They build hollow mud
tubes along foundations, walls and other structures for concealment and
protection when navigating between soil and the wood they are consuming.<span style="mso-spacerun: yes;"> </span>Their ability to exist without light or
fresh air is what makes them capable of doing so much damage without being
observed.<span style="mso-spacerun: yes;"> </span><br />
<br />
Termites are often discovered before they do too much damage, but not
always.<span style="mso-spacerun: yes;"> </span>When I inspect a home with termite
problems the damage I find through the course of the home inspection is usually
more extensive than what can be seen on first glance.<span style="mso-spacerun: yes;">
</span>The challenge with termites from a home inspector's perspective is the
full extent of damage can't be known unless walls, floors and/or ceilings are
removed where the evidence of termites exists, and neither home sellers nor
homebuyers want to start tearing the house apart days before closing.<span style="mso-spacerun: yes;"> </span>Repairs to structural framing damaged by
termites can be expensive, and trying to estimate or predict the costs of
repairs without removing the finishes is impossible.<span style="mso-spacerun: yes;"> </span><br />
<br />
Understandably, termite problems create much anxiety for homebuyers and can
postpone a closing, or cause the buyer to terminate their purchase agreement
altogether.</div>
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<strong>Reason #8:<span style="mso-spacerun: yes;">
</span>Dishonesty or Non-disclosure by Sellers</strong><br />
<br />
Many times home sellers try to hide problems by covering or obstructing
them.<span style="mso-spacerun: yes;"> </span>Sometimes they use rugs,
furnishings, shelves, boxes or close off areas to crawlspaces, attics or nooks
under stairs to make them inaccessible.<span style="mso-spacerun: yes;">
</span>Often I observe patches or touchup paint on ceilings and walls where
there have been leaks or cracks, though no problems related to leaks or cracks
were disclosed to the buyers.<span style="mso-spacerun: yes;"> </span>Problems
related to water leaks or cracking / settlement are supposed to be disclosed to
a homebuyer even if they've been repaired.<span style="mso-spacerun: yes;">
</span>Homebuyers get scared when they discover attempts to conceal problems
that should have been described in the "disclosure statement" by home
sellers.<span style="mso-spacerun: yes;"> </span></div>
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<!--[if !supportEmptyParas]-->Deception is common.<span style="mso-spacerun: yes;">
</span>As a home inspector I’m impressed by the memories and details shared by
sellers when they describe the work that has been done in their home, but when
I ask for information related to past problems, the memory suddenly gets very
clouded.<span style="mso-spacerun: yes;"> </span></div>
<br />
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<!--[if !supportEmptyParas]--><!--[endif]-->Years ago while climbing into an attic a home seller told me
I was the first person to go up there since the home was built.<span style="mso-spacerun: yes;"> </span>Once in the attic I followed a path through
the insulation to a 5-quart ice cream bucket filled with fresh water collected
from recent rains leaking through his roof. </div>
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<!--[if !supportEmptyParas]-->There are many ways for home inspectors to determine if
there have been past problems or existing conditions that home sellers are
trying to conceal.<span style="mso-spacerun: yes;"> </span>On one occasion I
discovered water stains on a bathroom ceiling after using a bright light to
check for such flaws.<span style="mso-spacerun: yes;"> </span>The stains were
not visible to the naked eye in natural lighting, but with a camera flash or
bright light it was obvious there were moisture problems that had been covered
and not disclosed.<span style="mso-spacerun: yes;"> </span>After my discovery
the listing agent told the buyer she knew about the problem and minimized it as
insignificant, but the buyers were infuriated the listing agent knew about the
problem and only shared that knowledge after it was brought to their attention
by the home inspector.<span style="mso-spacerun: yes;"> </span><br />
<br />
Homebuyers are prone to walking away from deals once deception has been
discovered because betrayal causes fear and anger, and also leads one to
conclude that there might be more problems that haven’t been disclosed.<span style="mso-spacerun: yes;"> </span></div>
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<strong>Reason #7:<span style="mso-spacerun: yes;"> </span>Sewer Problems</strong></div>
<br />
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Probably one of the most dreaded problems facing any
homeowner is a clogged sewer or sewer backup.<span style="mso-spacerun: yes;">
</span>Sellers of homes with sewer problems always say, <i>"We just have
the drain snaked every year or two."</i><span style="mso-spacerun: yes;">
</span>What sellers don’t disclose is the whole story:<span style="mso-spacerun: yes;"> </span><i>"Last Christmas we had the whole
family staying here when the basement flooded from a sewer backup.<span style="mso-spacerun: yes;"> </span>Roto-Rooter came right away, but it cost
$300 to clear the line, we had to stay in a motel for days, the house smelled
terrible for two weeks, and it wasn't covered by insurance."<o:p></o:p></i></div>
<br />
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Any sewer problem that needs to be snaked every year should
be fixed, not ignored, because they problems will get worse.<span style="mso-spacerun: yes;"> </span>Tree roots growing into sewer lines are the
usual cause of sewer backups.<span style="mso-spacerun: yes;"> </span>Any tree
can have roots that grow into sewer lines, but silver maples are notorious for
the invasiveness of their roots.<span style="mso-spacerun: yes;"> T</span>hings to watch for when house shopping are: 1) replacement cleanout caps on
sewer pipes / waste stacks or caps with teeth marks from wrenches, and; 2) silver maple trees in the front yard.<span style="mso-spacerun: yes;"> </span></div>
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Other types of long-term sewer problems besides tree roots
include: 1) deterioration of pipes; 2) collapsing pipes, or; 3) pipes that
don't slope properly due to either improper placement / installation or soil
movement.<span style="mso-spacerun: yes;"> </span>Soil shifting, settlement or
heaving can cause buried sewer lines to shift, sag or lift, which can trap
water, solids, grease and other waste in the line, leading to clogs. </div>
<br />
Not all sewer problems are due to bad pipes.<span style="mso-spacerun: yes;"> </span>Many sewer problems are caused by putting
the wrong products through drains, garbage disposals or toilets such as grease,
starchy foods (rice, pasta, potatoes), non-flushable wipes, or feminine hygiene
products.<br />
<br />
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<!--[if !supportEmptyParas]--><!--[endif]-->Sewer lines can be scoped with a camera prior to purchase to
determine the condition of the pipe, see if tree roots are a problem, and/or
observe any sections of the pipe that don't flow properly.<span style="mso-spacerun: yes;"> </span>The cost of scoping is somewhere around
$200.<span style="mso-spacerun: yes;"> </span>Considering the replacement of a
sewer line can be in the multiple thousands of dollars it is often a good idea
to scope the sewer if there are clues there have been prior problems so you
don't get stuck with the problem.</div>
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<strong>Reason #6:<span style="mso-spacerun: yes;"> </span>Shoddy
Workmanship / The Do-It-Yourselfer House </strong></div>
<strong>
</strong><br />
<div class="MsoNormal" style="margin: 0in 0in 0pt;">
Does a "new bathroom", "newly finished
basement" or an "updated kitchen" really add any value to a home
if the work wasn’t done properly?<span style="mso-spacerun: yes;"> </span>The
answer is “no” and in fact often it costs more to correct faulty work than if
no updates had been done in the first place.<span style="mso-spacerun: yes;">
</span><br />
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Sometimes when I point out the flaws of poor workmanship is scares
homebuyers because they usually assume the work was done properly in the first
place.<span style="mso-spacerun: yes;"> </span>The flaws that can be seen are
often indicative of the condition of the hidden systems, and this creates fear,
especially considering the most important components of a home are usually
hidden (wiring, plumbing, and framing).</div>
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<a href="https://2.bp.blogspot.com/-hCpgYokzsWE/VuhYygAufBI/AAAAAAAAASA/8qLqfqqQsfoVRMsr5pCy-CI1uFKBGeZcQ/s1600/diy%2Belectrical.jpg" imageanchor="1" style="margin-left: 1em; margin-right: 1em;"><img border="0" height="214" src="https://2.bp.blogspot.com/-hCpgYokzsWE/VuhYygAufBI/AAAAAAAAASA/8qLqfqqQsfoVRMsr5pCy-CI1uFKBGeZcQ/s320/diy%2Belectrical.jpg" width="320" /></a></div>
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<br />
When buying a home that's been renovated a buyer can often check with the local
building and safety department to determine if there were permits / inspections
for modifications.<span style="mso-spacerun: yes;"> </span>Buyers should ask
homeowner for copies of contractor bids, invoices, warranties and other
documentation such as photos taken during the renovations to help authenticate
the work was done properly. </div>
<br />
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<div class="separator" style="clear: both; text-align: center;">
<a href="https://1.bp.blogspot.com/-iOU-esLEKvI/VuhYtcsj7zI/AAAAAAAAASA/HOq4Zih4o10WebYkwnhPwqOnVTqKOHkJA/s1600/Copy%2Bof%2Bduct%2Btape%2Bxxii.jpg" imageanchor="1" style="margin-left: 1em; margin-right: 1em;"><img border="0" height="216" src="https://1.bp.blogspot.com/-iOU-esLEKvI/VuhYtcsj7zI/AAAAAAAAASA/HOq4Zih4o10WebYkwnhPwqOnVTqKOHkJA/s320/Copy%2Bof%2Bduct%2Btape%2Bxxii.jpg" width="320" /></a></div>
<div class="separator" style="clear: both; text-align: center;">
</div>
Some clues of unprofessional or poor workmanship to look for
in a remodeled or renovated home include but are not limited to:<span style="mso-spacerun: yes;"> </span>1) lack of proper ducting and air venting in
newly finished spaces; 2) uneven finishes at walls and ceilings; 3) doors that
are out-of-square or don't latch; 4) bathrooms without exhaust fans or air
supply vents; 5) enclosed utility rooms without combustion air venting; 6) too
many lights or outlets on a single circuit; 7) gaps at miter joints of trim and
casing; 8) uneven stain / finish at trim and doors; 9) non-treated wood in
contact with concrete; 10) improperly vented or trapped drain plumbing under sinks;
11) loose or exposed wiring; 12) lack of GFCI protection at outlets near sinks,
and 13) duck / duct tape.</div>
<br />
Don't be the one that puts an offer on someone else's DIY
project unless you are prepared to make it your own project.<br />
<br />
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<strong>Reason #5:<span style="mso-spacerun: yes;"> </span>Cold Feet</strong><br />
<br />
Usually when folks decide to walk away from a purchase agreement it’s because
the house isn't right for them, but there are occasions homebuyers realize
their own situations or other problems prevent them from being able to
comfortably move forward with the home purchase.<span style="mso-spacerun: yes;"> </span>Here are some examples of circumstances that might lead to a
buyer getting "cold feet" after signing a purchase agreement:</div>
<!--[endif]--><br />
<br />
<div class="MsoNormal" style="margin: 0in 0in 0pt;">
a.<span style="mso-spacerun: yes;"> </span>fear of the
responsibility or commitment of ownership</div>
<br />
<div class="MsoNormal" style="margin: 0in 0in 0pt;">
b.<span style="mso-spacerun: yes;"> </span>fell in love with
a different property</div>
<br />
<div class="MsoNormal" style="margin: 0in 0in 0pt;">
c.<span style="mso-spacerun: yes;"> </span>can't afford
insurance, mortgage interest, utilities, etc.</div>
<br />
<div class="MsoNormal" style="margin: 0in 0in 0pt;">
d.<span style="mso-spacerun: yes;"> </span>job loss</div>
<br />
<div class="MsoNormal" style="margin: 0in 0in 0pt;">
e.<span style="mso-spacerun: yes;"> </span>breakup</div>
<br />
<div class="MsoNormal" style="margin: 0in 0in 0pt;">
f.<span style="mso-spacerun: yes;"> </span>health problems</div>
<!--[endif]--><o:p></o:p><br />
<br />
<div class="separator" style="clear: both; text-align: center;">
<a href="https://1.bp.blogspot.com/-Q2dvcpzKjxY/VuhYz0W16OI/AAAAAAAAARs/APSgQp95yyQJwo7OSwtfY6TCOObmhlTDg/s1600/letter%2Bto%2Bhouse.jpg" imageanchor="1" style="margin-left: 1em; margin-right: 1em;"><img border="0" height="211" src="https://1.bp.blogspot.com/-Q2dvcpzKjxY/VuhYz0W16OI/AAAAAAAAARs/APSgQp95yyQJwo7OSwtfY6TCOObmhlTDg/s320/letter%2Bto%2Bhouse.jpg" width="320" /></a></div>
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</div>
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Most purchase contracts don’t allow a person to just walk
away from a deal and the circumstances listed here typically aren’t part of a
contract’s exit clauses or contingencies, so buyers might have to forfeit their
earnest money or be responsible for the costs related to the delayed sale of
the home should they choose to walk away from the purchase agreement for
reasons not specified in the contractual contingencies.<span style="mso-spacerun: yes;"> </span><br />
<br />
It is imperative a homebuyer be cognizant of all the potential life situations
that might arise when signing a purchase agreement contract, and be prepared to
lose some money in the event the contract must be terminated for any reason not
specifically included in the contract’s terms and conditions.</div>
<br />
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<br />
<div class="MsoNormal" style="margin: 0in 0in 0pt;">
<strong>Reason #4:<span style="mso-spacerun: yes;">
</span>Electrical Problems</strong><br />
<br />
Undersized or outdated fuse panels, improper modifications, antiquated wiring
and other electrical problems can affect the function, value and insurability
of a home. <span style="mso-spacerun: yes;"> </span>Specifically, the following
electrical system components should be considered red flags for
homebuyers:<span style="mso-spacerun: yes;"> </span>1) fuse panels with 60-amp
capacity or less; 2) improperly modified electrical panels; 3) “knob and tube”
style wiring; 4) aluminum wiring; 5) certain Federal Pacific breaker panels
manufactured in the 1960s and 1970s because they are more susceptible to malfunction, causing electrical arcing or fires. </div>
<br />
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<br />
Older homes were not designed to handle the number of electrical fixtures or
amperage loads that are required today.<span style="mso-spacerun: yes;">
</span>Subsequently old electrical panels have often been modified to support
the need for extra outlets, lights and appliances, and often those
modifications have been done incorrectly.<span style="mso-spacerun: yes;">
</span><br />
<br />
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In the early days of residential electricity, the hot and
neutral electrical wires were run separately and attached to framing with
ceramic "knobs" and routed through framing in ceramic
"tubes", thus the name "knob and tube" wiring was given
this type of system.<span style="mso-spacerun: yes;"> </span>Knob and tube
wiring is common in homes built prior to the 1940s.<span style="mso-spacerun: yes;"> </span>Knob and tube wiring is actually a safe mechanism for conducting electricity,
but because it lacks a ground conductor and is often either improperly altered
or overloaded with too many fixtures, it can be hazardous.<span style="mso-spacerun: yes;"> </span>Another problem with old electrical systems
is electricians don't like to work on them because they don't conform to
present-day codes, which creates a dilemma as to the degree or extent of
correction or upgrading necessary when electrical repairs are performed.<span style="mso-spacerun: yes;"> </span></div>
<div class="separator" style="clear: both; text-align: center;">
<a href="https://1.bp.blogspot.com/-GdIxkPrpogI/VuhYzl_n1GI/AAAAAAAAARo/X8cA9zOOcQsBxW-TMhdSrIeQzbbJldfgA/s1600/knob%2Band%2Btube.jpg" imageanchor="1" style="margin-left: 1em; margin-right: 1em;"><img border="0" height="174" src="https://1.bp.blogspot.com/-GdIxkPrpogI/VuhYzl_n1GI/AAAAAAAAARo/X8cA9zOOcQsBxW-TMhdSrIeQzbbJldfgA/s320/knob%2Band%2Btube.jpg" width="320" /></a></div>
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<!--[if !supportEmptyParas]--><!--[endif]--><o:p></o:p><br /></div>
I've learned of home transactions that have been affected
either by insurers not willing to provide coverage for homes with antiquated
wiring or because the challenges of correcting bad wiring were more difficult
and costly than the buyer believed they would be when putting in an offer.<span style="mso-spacerun: yes;"> </span><br />
<br />
If you are buying and older home make sure the wiring is suitable for your
needs.<span style="mso-spacerun: yes;"> </span>Also, check with your insurer to
determine if they will provide coverage for the property if there is old wiring
or an outdated panel, otherwise you might either be shopping for a new house or
different insurance company.<br />
<br />
<!--[endif]--><o:p></o:p><br />
<br />
<div class="MsoNormal" style="margin: 0in 0in 0pt;">
<strong>Reason #3:<span style="mso-spacerun: yes;">
</span>Groundwater / Flooding / Drainage / Foundation Issues<br style="mso-special-character: line-break;" />
<!--[if !supportLineBreakNewLine]--></strong><br />
Water is a home’s biggest enemy.<span style="mso-spacerun: yes;"> </span>Problems related to drainage and groundwater can be nagging and
virtually impossible to correct entirely.<span style="mso-spacerun: yes;">
</span>Most home sellers don’t disclose the full extent of groundwater problems
to buyers.<span style="mso-spacerun: yes;"> </span>Conversely, many buyers are
seeking a new home because of water problems at their existing residence, thus
when groundwater problems or flooding are discovered it can affect the sale negatively.</div>
<div class="separator" style="clear: both; text-align: center;">
<a href="https://2.bp.blogspot.com/-m6pvh9oe8E4/VuhYyQQoSbI/AAAAAAAAASA/BNJHmfyUnIQdP-gy7CHr_ABRSSFHyTwpg/s1600/groundwater.jpg" imageanchor="1" style="margin-left: 1em; margin-right: 1em;"><img border="0" height="211" src="https://2.bp.blogspot.com/-m6pvh9oe8E4/VuhYyQQoSbI/AAAAAAAAASA/BNJHmfyUnIQdP-gy7CHr_ABRSSFHyTwpg/s320/groundwater.jpg" width="320" /></a></div>
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<br />
Lack of sufficient drainage and groundwater can affect a home’s
foundation.<span style="mso-spacerun: yes;"> </span>A majority of foundation
problems are the direct result of drainage problems because saturated soil
creates hydraulic pressure on foundation walls and causes them to bow.<span style="mso-spacerun: yes;"> </span>Also, fluctuations in subsurface soil
moisture affects the expansion / contraction of soil, which can lead to
settlement or heaving at footings and foundations.<span style="mso-spacerun: yes;"> </span></div>
<br />
<div class="MsoNormal" style="margin: 0in 0in 0pt;">
<!--[if !supportEmptyParas]-->In addition to soaking basements and damaging foundations,
groundwater problems are a primary source of deal killer #2 - mold.</div>
<br />
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<!--[if !supportEmptyParas]--> <!--[endif]--><o:p></o:p></div>
<strong>Reason #2: Mold<span style="mso-spacerun: yes;"> </span><br />
</strong><br />
One of the problems most likely to hinder or delay a sale of a home is mold
and/or conditions that have led to the growth of mold such as groundwater
issues, inadequate ventilation, or long term plumbing leaks.<span style="mso-spacerun: yes;"> </span>All homes have some mold-related fungi
present, but the cause and quantity of fungal growth are factors that affect
the severity of the problem.<span style="mso-spacerun: yes;"> </span>Finding a
bit of mold on a foundation wall or behind a bathtub isn't a serious problem,
but having large areas of fungal growth in attics or basements covered in mold
is serious.<br />
<br />
<div class="separator" style="clear: both; text-align: center;">
<a href="https://4.bp.blogspot.com/-aqum2BPzU_k/VuhYvn_9E8I/AAAAAAAAASA/RGidCHuQRAQQCfKL4ygREW1-DH1hpuQhw/s1600/MOLD%2Bx.jpg" imageanchor="1" style="margin-left: 1em; margin-right: 1em;"><img border="0" height="218" src="https://4.bp.blogspot.com/-aqum2BPzU_k/VuhYvn_9E8I/AAAAAAAAASA/RGidCHuQRAQQCfKL4ygREW1-DH1hpuQhw/s320/MOLD%2Bx.jpg" width="320" /></a></div>
<br />
<div class="MsoNormal" style="margin: 0in 0in 0pt;">
Mold can be difficult to deal with because it indicates
there are probably other problems related to moisture and ventilation, so it
creates two issues that must be dealt with:<span style="mso-spacerun: yes;">
</span>1) How do we remove the mold?<span style="mso-spacerun: yes;"> </span>2)
How do we prevent the mold from coming back?<span style="mso-spacerun: yes;">
</span></div>
<!--[endif]--><br />
<div class="MsoNormal" style="margin: 0in 0in 0pt;">
Mold removal should be done by a professional to ensure the
spores are contained and removed rather than being dispersed, hidden or
missed.<span style="mso-spacerun: yes;"> </span>The most serious mold problems
I've discovered have been at properties being sold by foreclosure specialists
who don't disclose mold problems and who've tried to hide mold and moisture
problems rather than correcting them.</div>
<br />
<div class="MsoNormal" style="margin: 0in 0in 0pt;">
<!--[if !supportEmptyParas]--><!--[endif]-->No contractor can guarantee mold won't return once removed,
and correcting the moisture and/or ventilation problems that led to the mold
can be costly.<span style="mso-spacerun: yes;"> </span>The fear of mold is
something that scares a lot of people, and if a homebuyer has some pre-existing
concerns about a house or has a family member with allergy problems, mold
problems will often kill the deal.</div>
<br />
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<!--[if !supportEmptyParas]--> <!--[endif]--><o:p></o:p></div>
<br />
<div class="MsoNormal" style="margin: 0in 0in 0pt;">
<strong>Reason #1:<span style="mso-spacerun: yes;"> </span>The
Antagonistic Seller<br />
</strong><br />
Butting heads will ruin a deal.<span style="mso-spacerun: yes;"> </span>If you
are selling a house or are an agent representing a house that's for sale you
shouldn't make excuses or minimize problems.<span style="mso-spacerun: yes;">
</span>While all the people involved might be friendly folks, the process of
negotiating a purchase often puts the parties in adversarial roles.<span style="mso-spacerun: yes;"> </span>Hostility and stubbornness on the part of
agents or sellers will scare a buyer.<span style="mso-spacerun: yes;">
</span>In my experience, buyers are most turned off by sellers or real estate
professionals that minimize or invalidate their concerns and feelings.</div>
<br />
<div class="separator" style="clear: both; text-align: center;">
<a href="https://2.bp.blogspot.com/-tW1kEF3NQ6A/VuhYwbMs42I/AAAAAAAAASA/GzLnNJIfCF8WsJTB6GDZw5tRNvbnjVx5Q/s1600/butting%2Bheads.jpg" imageanchor="1" style="margin-left: 1em; margin-right: 1em;"><img border="0" height="211" src="https://2.bp.blogspot.com/-tW1kEF3NQ6A/VuhYwbMs42I/AAAAAAAAASA/GzLnNJIfCF8WsJTB6GDZw5tRNvbnjVx5Q/s320/butting%2Bheads.jpg" width="320" /></a></div>
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The most common mistakes made by agents and homeowners are
excuses, misleading or incomplete explanations, and minimizing of
problems.<span style="mso-spacerun: yes;"> </span>Another common mistake is not
negotiating earnestly – delayed responses, playing good-cop / bad cop, or
manipulating the terms of the agreement.<span style="mso-spacerun: yes;">
</span>Defensive or hostile sellers will cause buyers to hesitate and
reconsider.<span style="mso-spacerun: yes;"> </span>I frequently hear agents
and sellers tell buyers things like: "It's always been that way;”<span style="mso-spacerun: yes;"> </span>“Never been a problem;" "That's
not a big deal;" or "Show me a house that doesn't have a
problem."<span style="mso-spacerun: yes;"> </span>While those things might
be true but they are nonetheless words and phrases used as a distraction or
excuse that avoids dealing with the issue at hand comprehensively, and that
scares homebuyers.</div>
<br />
<div class="MsoNormal" style="margin: 0in 0in 0pt;">
Numerous homebuyers have walked away from good properties
because they were turned off by the parties selling the house and couldn't
stand the idea of buying a home with a stigma or negative "vibes."<span style="mso-spacerun: yes;"> </span></div>
<br />
<div class="MsoNormal" style="margin: 0in 0in 0pt;">
<!--[if !supportEmptyParas]--><!--[endif]-->Contrary to what would seem to be common sense, it has been
my experience that home buyers are more likely to buy a home from someone that
lied to them than someone that’s being hostile.<span style="mso-spacerun: yes;"> </span>I suspect it’s because we know most home sellers have something
to hide and thus we are better prepared for a bit of deception than hostility
or stubbornness.<span style="mso-spacerun: yes;"> </span><br />
<!--[if !supportLineBreakNewLine]--><br />
If homebuyers perceive the process of negotiation and
problem solving with seller or listing agent as fighting and butting heads, the
probability of a buyer walking away from a purchase agreement increases because
they’ll fall out of love with the property – and once that happens it becomes
almost impossible to close the deal.<span style="mso-spacerun: yes;"> </span></div>
<br />
<div class="MsoNormal" style="margin: 0in 0in 0pt;">
Home buying is an emotional process.<span style="mso-spacerun: yes;"> </span>Most homes have problems and usually buyers
and sellers will come to terms so they can proceed with the transaction, but if
a buyer has a bad experience with antagonistic seller or listing agent the
chances of resolution and transacting the deal are greatly diminished.</div>
Matt Steinhausenhttp://www.blogger.com/profile/16278646544247315998noreply@blogger.com1tag:blogger.com,1999:blog-2293730222915915806.post-26094716277053489802016-02-22T12:39:00.000-08:002016-02-29T12:58:22.713-08:00Possibly the Biggest Trend in Real Estate You'll Never Read About, Until Now...<div class="separator" style="clear: both; text-align: center;">
<a href="https://4.bp.blogspot.com/-1rncYIu8mcM/VstxfxnFQII/AAAAAAAAAMo/vSMuBGnprsg/s1600/Copy%2Bof%2Btiny%2Bhouse%2Bfinal%2Bi.jpg" imageanchor="1" style="margin-left: 1em; margin-right: 1em;"><img border="0" height="217" src="https://4.bp.blogspot.com/-1rncYIu8mcM/VstxfxnFQII/AAAAAAAAAMo/vSMuBGnprsg/s320/Copy%2Bof%2Btiny%2Bhouse%2Bfinal%2Bi.jpg" width="320" /></a></div>
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<div class="MsoNormal" style="margin: 0in 0in 0pt;">
The number of residences sold without the assistance of real
estate agents appears to be growing but relatively few know about the
trend because it's not been widely reported, and those who have noticed aren't
publicizing it.<span style="mso-spacerun: yes;"> </span>In fact, the National
Association of REALTORS (NAR) has reported a decrease in the number of for sale
by owner (FSBO) transactions despite evidence contradicting that conclusion.</div>
<div class="MsoNormal" style="margin: 0in 0in 0pt;">
</div>
<div class="MsoNormal" style="margin: 0in 0in 0pt;">
I've personally witnessed a surge in FSBO transactions over
the last year or two, and there's been a corresponding growth in the number of
home purchasers without agents.<span style="mso-spacerun: yes;"> </span>My
observations are unscientific but nonetheless are evidence of the shift away
from agent-assisted transactions.<span style="mso-spacerun: yes;"> </span>To
back up my own observations I've discussed the topic with title company closing
agents, residential appraisers and other home inspectors who've observed the
same.<span style="mso-spacerun: yes;"> </span>Each person I've discussed the
matter with described a substantial increase in residential transactions closed
without the assistance of real estate agents in the last year, and some
speculated non-agent transactions have doubled as of late.<span style="mso-spacerun: yes;"> </span>One appraiser told me 25% to 40% of the
appraisals she'd performed in the last few months were on FSBO transactions
when in prior years the number was less than half that.</div>
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</div>
<div class="MsoNormal" style="margin: 0in 0in 0pt;">
Real estate transaction data and trends are recorded by and
publicized through organizations that exist for the advancement of real estate
agents and affiliated groups who rely on real estate-related commissions and
fees, thus they aren't likely to publicize stories describing the ease at which
these transactions are successfully facilitated without agents because it might
empower homebuyers and sellers considering going without agent
representation.<span style="mso-spacerun: yes;"> </span>The NAR and other real
estate entities discourage individuals from buying or selling homes without an
agent.<span style="mso-spacerun: yes;"> </span>Type "Should I sell my
house FSBO" into an internet search and you'll likely discover most of the
results are posts by real estate agencies or organizations trying to sway
people into using agents through fear and subjective statistics.</div>
<div class="MsoNormal" style="margin: 0in 0in 0pt;">
</div>
<div class="MsoNormal" style="margin: 0in 0in 0pt;">
The number of persons buying and selling homes without
agents is unknown.<span style="mso-spacerun: yes;"> </span>There's not an
independent organization tracking these statistics, and local register of deeds
offices aren't a good resource because they don't always differentiate the
demographics of the parties to transactions and/or whether the properties are
residential homes, lots, commercial buildings, or multifamily dwellings.<span style="mso-spacerun: yes;"> </span>The numbers publicized by the NAR and the
affiliated Multiple Listing Service agencies (MLSs) overseen by the NAR
are recorded by those agencies using information culled from their clients and
reported by real estate agents.<span style="mso-spacerun: yes;">
</span>Subsequently, statistics of home sales transacted without agents are
purely anecdotal, and the research is less than scientific.<span style="mso-spacerun: yes;"> </span></div>
<div class="MsoNormal" style="margin: 0in 0in 0pt;">
</div>
<span style="font-family: "times new roman"; font-size: 12pt;"><br clear="all" style="page-break-before: always;" />
</span>
<br />
<div class="MsoNormal" style="margin: 0in 0in 0pt;">
The NAR has published this information on their website,
presumably to discourage FSBOs:</div>
<div class="MsoNormal" style="margin: 0in 0in 0pt 27pt;">
<span style="color: #222222;"> <o:p></o:p></span></div>
<div class="MsoNormal" style="margin: 0in 0in 0pt 27pt;">
<span style="color: #222222;">“</span>FSBOs
accounted for 8% of home sales in 2014. The typical FSBO home sold for $210,000
compared to $249,000 for agent-assisted home sales."<span style="color: #222222;"><o:p></o:p></span></div>
<div class="MsoNormal" style="margin: 0in 0in 0pt 27pt;">
</div>
<div class="MsoNormal" style="margin: 0in 0in 0pt 27pt;">
From the <em><span style="color: #222222;">2015 Profile of Home Buyers and Sellers</span></em><span style="color: #222222;">, National Association of REALTORS®<o:p></o:p></span></div>
<div class="MsoNormal" style="margin: 0in 0in 0pt;">
</div>
<div class="MsoNormal" style="margin: 0in 0in 0pt;">
These statistics are misleading:<span style="mso-spacerun: yes;"> </span>First, the NAR doesn't actually know how many transactions were
FSBO because they're using subjective and partially fabricated data - the NAR's
stats are not derived from objective or independent sources (they do sell their
data for $249.95 on their website if you want to check it).<span style="mso-spacerun: yes;"> </span>Second, NAR's data doesn't compare the price
of identical houses sold both with and without agents, rather they compare the
comprehensive sales of all residential properties minus those sold by
agents.<span style="mso-spacerun: yes;"> </span>Their numbers exclude
low-dollar residences, such as trailer homes and dilapidated properties that
are generally far more likely to be sold without the assistance of agents,
which skews the statistics significantly. </div>
<div class="MsoNormal" style="margin: 0in 0in 0pt;">
</div>
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Independent studies have
shown FSBO properties and those sold by agents generally sell for the same
price.<span style="mso-spacerun: yes;"> </span>A report published in 2009 for
American Economic Review by <span style="mso-bidi-font-size: 11.0pt;">Igal
Hendel, Aviv Nevo, and François Ortalo-Magné revealed virtually no difference
in sales price of agent-listed homes versus those sold without agents.<span style="mso-spacerun: yes;"> </span>From the report's conclusions</span>: </div>
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"<span style="mso-bidi-font-size: 10.0pt;">We have compared the
performance of MLS and FSBO platforms for the sale of single-family residential
properties. After controlling for differences in house and seller
characteristics, we find that the MLS delivers no price premium (even before
netting commissions)</span>"</div>
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Independent research, such as the study cited above, raises
doubt to the legitimacy of the NAR's claims.<span style="mso-spacerun: yes;">
</span>To make matters worse for the NAR, it has been determined agents have
been providing inflated and inaccurate sales numbers to the NAR's
affiliated MLSs from which the sales data is sourced.<span style="mso-spacerun: yes;"> </span>A January 27, 2016 article in the Washington
Post by Kenneth Harney reports independent researchers discovered inflated or
inaccurate sales prices provided to the MLS by agents 8.75 % of the time.</div>
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The FSBO trend hasn't gone entirely unnoticed.<span style="mso-spacerun: yes;"> </span>A<span style="color: black;"> May 2015
FoxBusiness.com article cited statistics from </span><span class="st1"><span style="color: black; letter-spacing: 0pt;">Eddie Tyner,
president of ForSaleByOwner.com, who claimed seller traffic to its website was
up more than 200% for the first quarter </span></span><span style="color: black;">of
2015 over the same period in the prior year.<o:p></o:p></span></div>
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The shift towards buying and selling real estate
independently is likely the result of unprecedented opportunities to market or
search for properties via Zillow, Trulia, Craigslist, ForSaleByOwner.com and
other online services.<span style="mso-spacerun: yes;"> </span>These resources
offer buyers and sellers the opportunity to both publicize and seek properties
without an agent's assistance, and at little to no cost.<span style="mso-spacerun: yes;"> </span><span style="color: black;">Advancements in
technology and free access to real estate listings have provided most
homebuyers and sellers with many of the same resources and tools that weren't
available to non-agents in the past.<span style="mso-spacerun: yes;">
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Another reason home buyers and sellers might forego using an
agent is poor customer service.<span style="mso-spacerun: yes;">
</span>According to the 2015 National Association of REALTORS Profile of Home
Buyers and Sellers, only 67% percent of home sellers would definitely use the
same agent again.<span style="mso-spacerun: yes;"> </span>This is an abysmal
number for an industry so driven by customer service.<span style="mso-spacerun: yes;"> </span>A 67% satisfaction rating indicates many agents aren't doing a
good job in the eyes of their clients.<span style="mso-spacerun: yes;"> </span></div>
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The worst home buying or selling horror stories I've heard
are from people who felt they were misled or underserved by their agent.<span style="mso-spacerun: yes;"> </span>Of all the persons I've worked with who've
bought and/or sold both with and without agents, almost every one that
expressed a preference said they'd rather go without.<span style="mso-spacerun: yes;"> </span></div>
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To be clear I am an advocate of real estate agents in many
cases.<span style="mso-spacerun: yes;"> </span>I'm friends with many agents and
I've seen first-hand the benefits of using a good agent.<span style="mso-spacerun: yes;"> </span>There are some very good reasons for
enlisting the assistance of a real estate agent to help home sellers and buyers
conduct residential sales and purchases, and there are a number of excellent
agents that have to ability to make the process easy and expeditious.<span style="mso-spacerun: yes;"> </span>However, diligent persons considering the
sale or purchase of a home without an agent shouldn't be intimidated by the
fear tactics used by some in the real estate industry.<span style="mso-spacerun: yes;"> </span>Title companies, mortgage lenders, home
inspectors, lawyers and appraisers are available to help independent buyers and
sellers navigate through the process without an agent's assistance.<span style="mso-spacerun: yes;"> </span>Documents for buying / selling homes are
available at title companies, office supply stores and on the internet.<span style="mso-spacerun: yes;"> </span><br />
<br />
Buying or selling homes can be done independent of real estate agent
assistance, and it appears a growing number of people are discovering that fact
for themselves despite what some are publicizing.<span style="mso-spacerun: yes;"> </span></div>
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<a href="https://www.washingtonpost.com/realestate/study-finds-discrepancies-between-reported-and-actual-sales-prices/2016/01/26/86d11660-c435-11e5-a4aa-f25866ba0dc6_story.html"><span style="color: purple;">https://www.washingtonpost.com/realestate/study-finds-discrepancies-between-reported-and-actual-sales-prices/2016/01/26/86d11660-c435-11e5-a4aa-f25866ba0dc6_story.html</span></a></div>
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<a href="http://www.realestatedecoded.com/do-real-estate-agents-really-sell-homes-for-13-percent-higher-prices/"><span style="color: purple;">http://www.realestatedecoded.com/do-real-estate-agents-really-sell-homes-for-13-percent-higher-prices/</span></a></div>
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<a href="http://faculty.wcas.northwestern.edu/~ane686/research/fsbo.pdf"><span style="color: purple;">http://faculty.wcas.northwestern.edu/~ane686/research/fsbo.pdf</span></a></div>
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<a href="http://www.foxbusiness.com/features/2015/05/04/hiring-realtor-vs-for-sale-by-owner.html"><span style="color: purple;">http://www.foxbusiness.com/features/2015/05/04/hiring-realtor-vs-for-sale-by-owner.html</span></a></div>
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<a href="http://www.realtor.org/field-guides/field-guide-to-quick-real-estate-statistics"><span style="color: purple;">http://www.realtor.org/field-guides/field-guide-to-quick-real-estate-statistics</span></a></div>
<span style="font-family: "times new roman"; font-size: 12pt;"> </span>Matt Steinhausenhttp://www.blogger.com/profile/16278646544247315998noreply@blogger.com0tag:blogger.com,1999:blog-2293730222915915806.post-11801740066610149372016-02-20T15:12:00.000-08:002016-02-22T12:22:32.599-08:00"Is the house I'm buying safe?"Subsurface contamination from old fuel tanks and industrial facilities is much more common than most people realize. Earlier this year I performed a home inspection for a home
buyer at a vacant residential property that sat on an EPA “Superfund”
site.<span style="mso-spacerun: yes;"> </span>I knew about the history of
toxins at the property because it was near my childhood home and the presence
of hazardous materials at the location had been publicized when discovered some
30 years ago.<span style="mso-spacerun: yes;"> </span>I was surprised to learn
the seller’s disclosure made no mention of the hazardous waste, nor did the
agents involved with the transaction have any knowledge of the past problems
with toxins on the site.<span style="mso-spacerun: yes;"> </span>Subsequent to
my inspection I returned to my office and conducted my own investigation,
discovering the property’s status was “active” on the EPA’s list of Superfund sites.<span style="mso-spacerun: yes;"> </span>The active status indicated the property had
not been give a clean bill of health.<br />
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I informed the buyer and buyer’s agent of my discovery, and later called the
listing agent to notify him of my findings.<span style="mso-spacerun: yes;">
</span>I consider it my ethical obligation to inform homeowners, real estate
agents and tenants of any potentially hazardous conditions at a property,
regardless of whether they’re my clients.<span style="mso-spacerun: yes;">
</span>After I explained my discovery the listing agent said, “I find that hard
to believe.<span style="mso-spacerun: yes;"> </span>I’ve had this house listed
for over 6 months and hundreds of people from the community have walked through
the house - not one of them mentioned any problems with hazards.<span style="mso-spacerun: yes;"> </span>I think my clients would’ve said something
to me if they knew.<span style="mso-spacerun: yes;"> </span>They’ve owned the
place for over 10 years and they aren’t the type of people that would try to
hide something like that.”<br />
<br />
Despite his disbelief the agent was polite and we laughed
about the fact we’d never dealt with something like an EPA “Superfund” site
before.<span style="mso-spacerun: yes;"> </span>Before I got off the phone I
asked the agent to keep me up-to-date.<span style="mso-spacerun: yes;">
</span>I told him I wanted to know if I followed the proper protocol and how
could we prevent a situation like this from recurring.<br />
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I did receive a very thoughtful email from my clients who
were thankful for my diligence and opted not to buy the property because of the
uncertainty related to the EPA status.</div>
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In the days after my inspection the listing agent contacted
the EPA and took the property off the market until the situation was
resolved.<span style="mso-spacerun: yes;"> </span>At this point no one, including the EPA,
is sure why the property’s status is “active.”<span style="mso-spacerun: yes;">
</span>The agent is coordinating testing to ensure there are no hazardous
materials on the site, and if there are any problems it will be taken care of
by either the USDA or EPA.<br />
<br />
Typically, as a home inspector I don’t do a “background check” on properties I
inspect, but that’s going to change.<span style="mso-spacerun: yes;">
</span>Through the course of this experience I discovered an interesting
website that provides information about properties at no charge:<span style="mso-spacerun: yes;"> </span><a href="http://www.homefacts.com/"><span style="color: blue;">www.homefacts.com</span></a><span style="mso-spacerun: yes;"> </span></div>
<br />
The homefacts.com website gives information about a
property’s history, schools, crime, nearby registered sex offenders, hazardous
spills and other information including any local Superfund sites.<span style="mso-spacerun: yes;"> </span>I recommend all real estate agents and home
buyers check prospective properties on homefacts.com – it could prove
invaluable.Matt Steinhausenhttp://www.blogger.com/profile/16278646544247315998noreply@blogger.com0tag:blogger.com,1999:blog-2293730222915915806.post-56582220822824693172016-02-19T09:13:00.000-08:002016-02-22T12:36:02.691-08:00Are all real estate agents "REALTORS"?<strong>Not all real estate agents are Realtors.</strong><span style="mso-spacerun: yes;"> </span>Real estate agents can’t call themselves a
“Realtor” unless they are members of the <span lang="EN" style="mso-ansi-language: EN; mso-bidi-font-family: Arial; mso-bidi-font-size: 10.0pt;">National Association of
REALTORS®</span> (NAR).<span style="mso-spacerun: yes;"> </span>As per the NAR,
the term “Realtor” must be capitalized because it is trademarked, thus the use
of the term “realtor” with a lowercase “r” is technically forbidden, and
non-member real estate agents can’t refer to themselves as either a Realtor or
realtor.<span style="mso-spacerun: yes;"> </span>There have been multiple
lawsuits attempting to remove the trademark, but the courts have decided
“Realtor” is a trade name and not a generic term for real estate agents,
despite the fact many of us use the terms “realtor” and “agent”
synonymously.<span style="mso-spacerun: yes;"> </span>There is a pending
lawsuit challenging the exclusivity of the use of the term “Realtor” and there
have been other attempts to remove or limit the trademark, but all have failed.
<br />
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<!--[if !supportEmptyParas]--><!--[endif]-->It should be noted that not all Realtors are agents.<span style="mso-spacerun: yes;"> </span>Many of the members of the NAR are not
licensed agents, in fact, according to the NAR’s Field Guide to Quick Real
Estate Statistics, only 58% of Realtors are licensed sales agents.<span style="mso-spacerun: yes;"> </span>Non-agent members might include appraisers,
property managers or non-sales staff and administrators of real estate
organizations.<span style="mso-spacerun: yes;"> </span></div>
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Licensing of real estate agents is handled by the individual
states and licensed agents facilitate real estate transactions without being
members of the NAR. </div>
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According to the NAR there are approximately 2 million
licensed real estate agents, and 1.1 million members of the NAR.<span style="mso-spacerun: yes;"> </span>Using NAR’s statistic that only 58% of its
1.1 million members are actually licensed sales agents; one could conclude only
32% of all licensed agents are actually Realtors.<span style="mso-spacerun: yes;"> </span></div>
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<a href="https://en.wikipedia.org/wiki/National_Association_of_Realtors"><span style="color: blue;">https://en.wikipedia.org/wiki/National_Association_of_Realtors</span></a></div>
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<a href="http://www.realtor.org/"><span style="color: blue;">http://www.realtor.org/</span></a></div>
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<a href="http://www.realtor.org/field-guides/field-guide-to-quick-real-estate-statistics"><span style="color: blue;">http://www.realtor.org/field-guides/field-guide-to-quick-real-estate-statistics</span></a></div>
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Matt Steinhausenhttp://www.blogger.com/profile/16278646544247315998noreply@blogger.com0tag:blogger.com,1999:blog-2293730222915915806.post-5959783199925580472016-02-18T07:29:00.002-08:002016-02-18T11:24:56.098-08:00Should I use a "certified" home inspector?Real estate experts often recommend homebuyers hire "certified" home inspectors. In the state of Nebraska there is no licensing for home inspectors, thus certification is often used as a way to verify the legitimacy of an inspector, but certification or membership to a home inspection certification organization is not a reliable measure of a home inspector's qualifications.
<br />
<br />
Becoming certified as an inspector sometimes requires little more than a membership fee and an online test that a novice could pass. There are numerous home inspection organizations that use different protocols for membership and certification, and it can be difficult for someone outside of the industry to differentiate experienced home inspectors from beginners.
<br />
<br />
Another problem with certification is verification can be difficult. I've known of home inspectors that weren't certified but fraudulently claimed to be certified and/or used certification emblems on their website and promotional literature. There isn't a policing organization to oversee or stop this type of behavior, and most consumers don't have the motivation to check the qualifications of every inspection candidate.
<br />
<br />
Many home inspectors violate ethics or just don't do a good job for their clients yet continue to remain certified. I've written the American Society of Home Inspectors (ASHI) regarding violations of ethics of certified inspectors, but the organization has never responded to any of my communications. Individuals who've violated the organization's code of ethics or performed substandard inspections continue to remain certified. I was informed by a local ASHI chapter officer the organization doesn't respond to informal complaints, written or otherwise, or publicize a process for filing complaints against home inspectors that have violated ethics or performed substandard work, thus bad inspectors remain certified and the phone calls, emails and letters from consumers complaining about bad inspectors are ignored. Even if a bad inspector's certification was revoked, there are numerous other home inspection organizations jumping at the chance to gain new members and willing to overlook past violations of ethics or performance.
<br />
<br />
I am not certified with any of the various home inspection associations for a myriad of reasons, such as all the behind-the-scenes politics and what I consider a lack of oversight by allowing their members' unethical behavior to continue unchecked. I am however certified as a home inspector and 203(k) consultant through the United States Department of Housing and Urban Development. I don't think being certified makes me a better inspector, but it does probably give some clients peace of mind knowing my credentials, qualifications and experience have been verified by a third party.<br />
Matt Steinhausenhttp://www.blogger.com/profile/16278646544247315998noreply@blogger.com0tag:blogger.com,1999:blog-2293730222915915806.post-10963316788895402342016-02-16T16:13:00.003-08:002016-02-22T12:26:34.577-08:00What's with the title "A Total Idiot's Guide to Home Inspections"?<br />
In 2011 an unethical real estate agent broadcast false and misleading information about me in an email to most of the real estate agents in my community in an effort to steer business away from my inspection company, at one point referring to me as a "total idiot." The agent didn't smear me because I'm an inadequate inspector, the agent was upset because I conducted a thorough inspection exposing serious flaws at a property she'd listed. <br />
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Subsequently the Nebraska Real Estate Commission disciplined the agent for such inappropriate behavior, but the damage to my reputation at that point was irreparable. Instead of letting it get me down I've decided to use the experience as a motivational tool for exposing the behind-the-scenes world of the home inspection and real estate industries. My goal is to educate home buyers, home sellers, real estate agents, home inspectors and those interested in the workings of the real estate industry by sharing stories about my own experiences as a home inspector, and maybe someday write a book about it all.Matt Steinhausenhttp://www.blogger.com/profile/16278646544247315998noreply@blogger.com3