AwfullyPicky.com TM  - The trusted name in professional home inspection - Serving Southeast Michigan clients since 1994 -  Commercial & residential building, home buyer and seller inspections & staging consultation - Jerry Lootens - Master Home Inspector, Detroit, MI ASHI member #107997 248.224.0258
Go with master inspector:  Jerry A. Lootens. He cares. 

Dear home sellers,  Thank you for making your home available for the buyer's and us inspectors.   We try not to dirty, damage or needlessly disrupt your home or your schedule.  Be aware that it takes several hours to adequately inspect most homes.  We, the inspectors at AwfullyPicky.com Home Inspections, appreciate that you have entryway door mats in place to help keep the floors clean.  We further appreciate that you have cleared and made access available to the heating and cooling system components, water heater, electrical panels, attic and crawlspace entryways, fireplace clean-outs, etc.   We try not to move anything and try to put everything back the way we found it.

Will a property Pass inspection?

Actually, properties do not "pass or fail" inspection. The inspection only reports property conditions at the time of the inspection. However, buyers may, or may not be happy with the conditions.  Buyers sometimes want to reconsider their purchase. In this case, the property failed the buyers' expectations.

Five reasons why buyers may want to reconsider their purchase "due to their inspection".

1. The inspector finds a significant condition that does not meet the buyers' expectations. Seller's and their agents can usually prevent this from happening by taking preventative action and pre-planning and getting the home pre-inspected before listing it for sale. "Buyers do not like bad surprises." 

2. The inspector finds a significant condition that does not meet the buyers' expectations and also is a surprise to the seller.  The Listing Agent(s) may therefore not have fully educated their sellers to anticipate and alleviate any and all potential problems. "No one likes bad surprises." Pre-listing home inspections catch many major condition problems. 

Note: Thorough inspections should not be upsetting. However, upsetting conditions found through any inspection can effect the sale. Also, the buyer's inspection report is the property of the buyers, and sellers may never see it. Therefore, sellers may never learn why a buyer canceled the purchase.

Ultimately, property conditions must sufficiently meet buyers' expectations, or buyers will be less than happy and possibly dissatisfied to the point of renegotiation, or worse.  The more peace of mind the seller can deliver to the buyer, the less likely the buyer will be dissatisfied.

3. Buyers may change their purchase decision due to an unethical or inexperienced inspector.  An inspector who fails to report, or over states or understates or fails to adequately explain the importance of a property condition may unnecessarily upset the buyer. Likewise a less than thorough inspection, or an insensitively communicated inspection finding may also impact the sale even after the closing.

An ethical, thorough inspection, that factually communicates in a manner sensitive to everyone's' needs, is the hallmark of a professional inspection. Reputable inspectors appreciate feedback, (constructive criticism), regarding their professionalism from all parties involved. Please oblige them.

4. "Buyers' remorse" occurs for a wide variety of reasons.  Inspector actions and communications may add to it. All parties to the transaction, including the inspector, may have little or no effect on a buyers' decisions. Ultimately, only the buyer knows why the sale canceled.

Many purchase agreements allow for cancellation of the purchase offer due to property conditions. However, some purchase agreements have language to attempt to resolve property condition issues through monetary solutions.  Such language may cause conflict and dissatisfaction if the buyer's expectations are not satisfactorily met.  Dissatisfaction can poison current and future relationships, and trying to persuade or force buyers to still go through with the purchase has risks. 

5. Unethical, immoral or generally obnoxious buyers, buyer's agent and buyer's inspectors are always trying to get further concessions from sellers.  Inspection findings may give these buyers added and possibly inaccurate information to use in attempting to renegotiate the price down or demand concessions from the seller.

Preventive actions for home sellers and agents to minimize buyers dissatisfaction "due to the inspection".

Listing agent - preventive actions: Prepare your client for the results typically found through a thorough inspection. If you have any doubts as to what conditions will be found, recommend your seller obtain a seller's home inspection - prior to planting the "For Sale" sign. Get a thorough inspection, but get an inspector who is sensitive to the seller's predicament because of the Seller's Disclosure laws.

The seller's inspection findings allows you to prepare strategies to meet buyers' (minimum) expectations.  Your sellers will also be on notice as to adverse property conditions. So get an inspector who is skilled and suggests what can be done about any adverse conditions. Ultimately, the inspection saves time and money, and is less stressful. 

During the buyers' inspection, it is wise to keep sellers away from both the buyers and the buyers' inspector. Sellers do not like to hear anything negative about the home they love. The sellers' presence generally cannot add value to the sale, but sellers can still say or do something to negatively impact the sale.  Furthermore, buyers like to have privacy with their inspector and agent. Buyers consider sellers nosey and a problem if the seller or the seller's agent tags along and remains too close. 

Seller - preventive actions: Expect that your buyers will obtain a thorough inspection of your property. Their inspector will likely be inspecting everything that stays with the property as well as inspecting places you normally do not go - the attic, crawlspace, roof, fireplace, electrical panel, furnace, water heater, etc.

If you have any doubts about your property's conditions, discuss this with your sales team first, and if necessary, obtain a seller's home inspection. Do this prior to placing the "For Sale" sign out. The inspection findings allows you to prepare strategies to satisfy reasonable buyers'.  Get a thorough inspection, but get an inspector who is sensitive to the seller's predicament because of the Seller's Disclosure laws. Only certain findings should be written and documented, otherwise, you, as the seller could be liable for pre knowledge of an adverse condition.  

Don't expect to have a pre-inspection report that helps sell the home. A clean inspection report can only occur if the house is found to be free of any or all normal inspection findings, or if the sellers have made adequate repairs.

"Being prepared is a very good strategy for selling a property". 

Note: Follow your sellers' inspector around and ask questions to help your sale. However, do not follow your buyers' and their inspector around at the time of the sale. A buyers' inspector may read your body language and your responses to questions, and thereby find conditions that otherwise would escape scrutiny. Also, buyers typically want privacy and for you to stay away.

Showing/buyers' agent - preventive actions: Let the seller and the listing agents know your reputation for integrity and thoroughness. Inform them that your client will have the most ethical, skilled and professional inspector available. Tell them that you expect the house to not have any major adverse conditions that have not already been disclosed or repaired. If the inspection finds major problems, the listing agent and seller have wasted your and your clients' time and money.

Do your pre-work/due diligence.  Screen your preferred home inspector as a team member that compliments your style without compromising integrity. Determine that the communication style, presentation, and other professional attributes of your preferred inspector will meet your needs: 

Protect yourself and your client by verifying that the inspector has adequate insurance to protect both of you. 

Prepare your client for for the reality that "no property is perfect". Any good inspection will have findings.  Most problems can be fixed.

Interview any inspector your client demands to use so as to try to avoid any potential communication problems between all parties. Your attorney will likely tell you to say in your conversation with the unknown inspector, "I want you," (Mr. inspector), "to do a thorough and complete inspection...here are some of my concerns...".  Prepare for damage control if the inspector is not adequately professional.

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AwfullyPicky.com offers:

Free Seller's Inspection with our Home Seller's Staging & Sales Analysis, (a good deal at preventing many problems)