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Traversing the Pitfalls of Home Inspections
In preparing their home for sale, June and Fred Smith ordered a re-sale termite inspection report which revealed that their large rear deck was dry-rot infected so they replaced it before putting their home on the market.
Next, the Smiths called a reputable roofer to examine their roof and issue a report on its condition. It was revealed that the roof was on its last legs and that it should be replaced. Since the Smith's didn't want buyers to be put off by a bad roof, they had it replaced and the exterior painted before they marketed the home.
Multiple offers were received the first week it was listed as the house was attractive, well-maintained and priced right for the market.
But upon inspection, the report indicated that the house was in serious need of drainage work. According to a drainage contractor, the job would cost in excess of $20,000. This was particularly disturbing because Fred had paid to have corrective drainage work done several years ago.
First-Time Tip: Don't panic, until you see the whole picture clearly, you're not in a position to determine whether you have a major problem to deal with or not.
What happened to the Smiths is typical of what can happen over time with older homes. The drainage work completed years ago was probably adequate at the time. But since then, unprecedented rains in the area had caused flooding in many basements. New technology can be more expensive but drainage technology has advanced and often does a better job.
The Smiths considered calling in other drainage experts to see if the work could be done for less. After the buyers' inspection report, the contractor's proposal, and the buyers' offer to split the cost of the drainage work 50-50 with the sellers, the Smiths concluded that they had a fair deal.
Keep in mind that there is an element of subjectivity involved in the inspection process. If contractors can agree, often the solution can be relatively easy. For example, two contractors might disagree on the remedy for a dry-rotted window: one calling for repair and the other for replacement.
Recently, one roofer recommended a total roof replacement for a cost of $6,000. But a second roofer disagreed and suggested that the roof should last another three to four years if the owner did $800 of maintenance work. The buyers and sellers were then able to negotiate a satisfactory monetary solution for an amount that was between the two estimates.
It's problematic when inspectors are wrong. But since inspectors are only human, it can happen and inspectors often offer differing solutions. A home inspector issued a report condemning the furnace at a house in Oakland Hills stating it needed to be replaced.
The sellers then called in a heating contractor who declared that the furnace was fit and that it didn't need to be replaced.
After the buyers remained unsure about the furnace, and given the difference of opinions, the seller called in a representative from the local gas company. He found nothing wrong with the furnace, and the buyers were satisfied because they knew that the gas company representative would have shut the furnace down if it was found to be dangerous.
In Closing: Sometimes finding the right expert to give an opinion on a suspected house problem is the answer.
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Amy
Meller
William Raveis Real Estate & Home Services
361 Boston Post Road
Sudbury, MA 01776
Phone: (978) 440-8686
Fax: (978) 759-0232
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