A home inspection is a key step in the home buying process. Most buyers take the opportunity to learn more about a home by having an inspector report on its major systems and components. In many cases, a buyer, along with their agent, can follow an inspector's recommendations to resolve issues with a home before a sale is complete. Since this process is vital to ensuring client satisfaction and avoiding potential disagreements, here’s how you can help your clients choose the right one by developing strong relationships with trusted inspectors.
A brief overview of the inspector’s role and responsibilities.
An inspector's job is to describe and evaluate major systems of a home and to produce a written inspection report in a timely manner. There are parts of the home that must be inspected (like a furnace) and others that are exempted (like ducting concealed by walls or insulation). Inspectors will report on components that are readily accessible and visible and on systems that are permanently installed.
Inspection reports are legally binding records of the condition of a home at the time of inspection. They identify components as deficient if they pose a safety hazard, are near the end of their service life or do not function as intended. Inspectors follow standards of practice for consistency within our field and a code of ethics to maintain integrity and avoid conflicts of interest. Here’s how to develop good relationships with home inspectors that you can call on to help your clients during the home buying process.
Choosing an inspector.
People trust recommendations from their peers, so start by asking your colleagues who their favourite inspectors are. Ask what their inspectors do well, how they communicate and how they interact with clients. Do they explain things clearly? Do they adapt their style to different people and situations? Are they available for follow up questions? Read some online reviews to gauge buyers' responses as well.
Most realtors maintain a list of three trusted inspectors or inspection companies to share with buyers. One-person outfits are great because you'll always get your trusted inspector to do the job. On the other hand, inspection companies can draw from many employees to provide an inspection on the date and time you need it. I work in a team of five; we’re large enough to offer inspections every day of the week, yet small enough to maintain trusting relationships with our referring agents. Many inspectors have previous careers in the building trades, so ask us about our specific areas of expertise.
Facilitating an inspection: buyer's agents.
Offer your clients a list of recommended inspectors. Whether you or your clients schedule the inspection, the clients must sign the inspection contract. We count on you to coordinate access to the property for the duration of inspection and verbal summation, a wide ranging discussion of how the inspection went. Buyer's agents and their clients almost always attend the summation together. The inspector will issue the written report to the client but may also send you a copy with the client's permission. An inspector must issue the report within 24 hours. If you require it sooner to meet a subject removal deadline, be sure to make this clear to your inspector.
An inspector's verbal summation may suggest ways to remedy issues found in the home. However, not all repairs are easy and not all homes turn out to be in the condition clients hope for. After a difficult inspection, offer your clients perspective based on your experience. If a home has numerous major issues, prompt the clients to reflect on their goals of ownership, their tolerance for risk and their appetite for large projects. Give them permission to walk away if they need to.
Facilitating an inspection: listing agents.
The listing agent will typically grant access to the home and ensure it is ready for inspection. Readiness means that all areas are accessible and all equipment is ready for testing. Is the electrical panel free from obstructions? Does a cluttered closet or a car in a garage block access to an attic hatch? Does the gas fireplace have a working pilot light and a remote control available? Do all the thermostats have working batteries? Here is a basic list to guide you:
- Provide access to all attic hatches.
- Provide access to all electrical panels.
- Remove clothes from washers and dryers.
- Remove dishes from ovens and dishwashers.
- Ensure gas and water supply valves are open.
- Ensure gas fireplaces are ready for testing.
- Check thermostats for functionality and replace dead batteries.
- Remove obstructions from garage doors.
- For strata properties, know the parking and storage locations.
Bear in mind that inspectors generally do not move furniture or stored items due to the risk of damage. When obstacles limit the inspection, buyers are left with the anxiety of unknowns. They may even begin to wonder if you’re hiding something. When things are neglected – even simple things like broken thermostats and expired smoke detectors – it creates a poor impression that things aren't being looked after.
Try walking through the home with the eyes of an inspector and prompt sellers to address the readily apparent issues that make a home less appealing. Be mindful of large issues as well. One of my clients requested, and got, a $60,000 price reduction to repair a leaking roof deck and a large hole in a stucco wall. The listing agent simply neglected to ask about the stain in the ceiling or walk around the four sides of the house to see the bad stucco.
Finally, many inspectors will request a private and confidential conversation with the buyers and their agent after the inspection. Please take no offence and understand that buyers and their agents deserve the opportunity to discuss how and whether to address any inspection findings with the listing side. Inspectors need the space to speak candidly and discuss issues freely with their clients.
Less common inspections.
Pre-listing inspections may help address issues proactively, give sellers perspective or investigate conditions specific to the property. When considering such an inspection, be mindful that the sellers may be obliged to disclose the inspector's findings.
New home inspections ensure that builders have completed their work to industry standards. Home inspectors do not inspect for code compliance, but in many ways hold new homes to an even higher standard. The buyer is in a better position to address issues before the sale than to try to get a developer's attention after work crews are long gone.
Rental inspections may help tenants address issues with landlords. Conversely, landlords may wish to hire an inspector to check up on tenanted properties to identify maintenance priorities.
Commercial inspections may also be offered by home inspectors, but they generally require specialized training.
Inspectors at work.
We inspectors do our best work in a focused environment, following a well established routine and thinking carefully about issues before speaking about them. This poses a challenge as we work in other people's homes, in a different location every day. Extra people in a home inevitably create distractions. An eager client may slow us down by asking questions whose answers are not yet clear. An occupant’s activities may deter us from certain areas of the home or interrupt our flow. Please encourage buyers and occupants to give inspectors the time and space to do what we do best. Ask any inspector and they will tell you that the best home to inspect is an empty one.
Conclusion.
Inspectors take pride in their work for several important reasons. Our work matters to the people who hire us, quality work gets recognized and local knowledge counts for a lot. We look forward to working with you and your clients, offering our insights and sharing the knowledge you depend on to complete the purchase.
