First time home buyer. I don't get it.

[tneyedli1]

Originally Posted by jwilliams4

Joe Michalski--"spot-on"

John McKenna--also "spot-on"

What does "spot-on" mean, exactly???

You scored a direct hit. So...
"Spot on".
T.Neyedli
www.alphahomeinspections.ca

[jrivera]

Originally Posted by jmckenna1

Hind sight is always 20/20 ... but this is how we learn.
Here are a few lessons from this problem.
(I inform all my Clients of these rules).

Lesson #1
When the Realtors lips are moving... let the buyer beware.

Lesson#2
Have all repairs done by a qualified and licensed Professional
and obtain written warranty and specs on every repair item.

A re-inspection may not serve you as well as having the written
warranty of a licensed Professional who was present when
the repairs were done and things are covered up or put back
together (an inspector does not have x-ray vision to see inside
the repaired items after it is done).

If at this point, you discover that the repairs were NOT done
by Professionals and that there is NO warranty... STOP EVERYTHING.
Insist on quality and written warranty and not "johnny fix-it".

Lesson #3
When the Realtors lips are moving... let the buyer beware.

Larry, doesn't sound like anti-realtor crap, sounds more like a Consumer Protection Plan, so you don't get raked over the coal. This is probably something you'd find at your local consumer affairs office.

Mic

[Russel Ray]

Originally Posted by Mike Hatfield

I've asked for an expert's help to determine the problems with the house because I'm not capable of identifying or recommending a fix for these problems. Now I find out that I'm expected to be able to determine whether things are fixed appropriately or not. I know that the inspector doesn't work for free and neither do I. I just wish that he would have quoted me a follow up inspection price after he finished the first one. One of my issues was a potential safety hazard regarding improper wiring in the electrical box. You think that he would care about something like that being done properly not because he is a certified inspector, but because he is human.

Well said.

Call your home inspector directly and ask.

The Realtor is correct in that a great supermajority of home inspectors do not do re-inspections. However, many of us do because, as you stated, we are humans trying to help other humans.

[James Eubank]

Re-inspections do two things for my business: First of all they help the clients. If a client wants or needs me to come back, to answer questions, to explain whatever, then that's part of providing good service. Second, they are a good marketing piece. Re-inspections are built into my prices for standard inspections. Only about 5% of my clients actually have a re-inspection, but people like to know it's available if needed. That makes my prices a little higher than the local competition, but that's ok within reason.

I only go back once, and yes, I make it clear that there is no warranty implied. The warranty, if any, is provided by whoever did the work.

I have a new construction inspection this afternoon, and the buyer insisted on choosing one of my limited inspections, instead of a standard inspection which includes re-inspection. Both the mortgage lender and I advised him to get a standard inspection, but his realtor told him the limited would be fine since it's a new home and there won't be any concerns anyway! He wouldn't be getting an inspection at all, except that his mortgage loan requires one - but it doesn't specify any particular type of inspection. The buyer is coming from out-of-state without having seen the house, and I suspect he is going to wish he had chosen the standard inspection.

[Dennis DiVito]

I put it in the original agreement that reinspectons will be done for an additional fee. All my clients who wished to have a reinspection done have indecated that they are aware of the added fee and it is no problem for them.

[hknowles]

I offer re-inspections for an additional fee (usually a trip charge). I make it clear that it is only for the items previously stated as findings. I also recommended qualified, educated and trained insured professionals to provide the work and advise my clients to seek those who warranty their work. Good concerned agents will advise the same and also recommend their clients purchase a home warranty based on the inspection and the repairs.

However, if the conditions change from the original inspection (such as storm damage that occurred after the original inspection) then I advise them that a new inspection is recommended.

Some clients still prefer a second set of eyes on the contractors work; good contractors stand behind their work and usually meet me at the site to discuss the repairs.

[Mike Hatfield]

Thanks for the help and suggestions everybody. I'll call the inspector directly instead of going through the realtor. Peace of mind is worth a whatever the inspector wants to charge to look at the five or six issues he found. Again thanks.