Move In Certified Question

[Jeffrey R. Pope]

Originally Posted by gromicko

Jeff writes: Jeff, your suggestion didn't fall on deaf ears. Your suggestion simply makes no sense.

Think it out.

The current Move In Certified system has been used thousands of times and works fine. It drastically reduces inspector liability while not permitting mere disclosure to imply Move In Certified.

If I had a bit more clarification as to the "certification" process, I might be inclined to agree Nick - trust me, I have thought this out.

A home that has a roof that is leaking and a furnace that is shot, could be Move In Certified (in your scenario) provided the bad roof and furnace are simply disclosed ("no undisclosed major system repairs or safety issues.")

Once I have discovered a leaking roof and a nonfunctional furnace, do I make a return visit to see that the items were repaired/replaced satisfactorily? Or does the house simply "fail" the certification and I collect my money and leave?

Simply having no undisclosed major system repairs or safety issues doesn't mean that none exist... it just means that none are undisclosed. So I don't see how your idea is workable.

Is there a binding contract included in the MIC program that obligates the client to repair/replace these items before the home can be listed as Move-In-Certified?

[James E. Braun, CMI]

All major defects need to be repaired. Myself, I charge a reinspection fee to make sure that those repairs are indeed made, I do not trust just having receipts.

[John Harrison]

Originally Posted by jbraun

All major defects need to be repaired. Myself, I charge a reinspection fee to make sure that those repairs are indeed made, I do not trust just having receipts.

So you charge more that a normal inspection due to the reinspect. How long do you give the homeowner to make the repairs or do you leave it up to them to schedule the reinspection, at which point wouldn't there be a possibility of other issues with the home.



I guess what I am getting at is at what point can an inspector confidently place a Move In Certified sign in the yard without threat of reprocussion.

[Nick Gromicko]

Jeff asks:

Once I have discovered a leaking roof and a nonfunctional furnace, do I make a return visit to see that the items were repaired/replaced satisfactorily? Or does the house simply "fail" the certification and I collect my money and leave?

It simply isn't MIC at that point. Yes, give your client (the seller) your report, collect your money and leave. The seller can't claim there are no major systems in need of immediate repair or replacement because your report made it "known" to him/her. If they want to fix it, call you back to inspect, so that they can say there are no known major systems in need of immediate repair or replacement, they can.

Is there a binding contract included in the MIC program that obligates the client to repair/replace these items before the home can be listed as Move-In-Certified?

No, but even if there was, what would it have to do with the inspector?

All you are doing on an MIC inspection is what you do on any other inspection. Nothing more complicated, just a whole lot less liability.

For a home to be MIC it requires 2 things:

1. An inspection performed by an InterNACHI member.

And

2. A seller who knows of no major systems in need of immediate repair or replacement and no known safety hazards... AFTER READING THE REPORT!!!

[Nick Gromicko]

P.S. The knowledge of a major system in need of immediate or replacement does NOT have to come from the inspection report, but it can. The seller may just know something is wrong without an inspection. The purpose of the inspection (other than to get members more work) is to force the seller to become alerted (know) if anything is wrong. A seller, without an inspection, can already claim there are no known... , but that wouldn't be much good because the seller may just be ignorant and not know something is wrong. The reason the inspection is required is to remove the ignorance by force.

[Nick Gromicko]

Let me try it this way:

Any seller can say "Yep my house is in fine shape!"

But it doesn't mean anything because the seller really doesn't know until there is a home inspection. Just like a seller's disclosure, such a statement doesn't mean the house is in fine shape. It means "as far as I know, my house is in fine shape." The missing piece is supplied by the home inspector.

Now, once there is a home inspection, can the seller still confirm that there are no major systems in need of immediate repair or replacement and no known safety hazards? If so.... the home is MIC. if not... the home isn't MIC.

Simple.

Clean.

Almost zero liability compared to working for a buyer... and 10 times the marketing punch.

[Marc Anthony]

How does this program apply to Foreclosures? Whats a MIC?

[Jeffrey R. Pope]

Originally Posted by gromicko

Jeff asks: It simply isn't MIC at that point. Yes, give your client (the seller) your report, collect your money and leave. The seller can't claim there are no major systems in need of immediate repair or replacement because your report made it "known" to him/her. If they want to fix it, call you back to inspect, so that they can say there are no known major systems in need of immediate repair or replacement, they can.

That answers my question.

[Billy Boerner]

Originally Posted by jpope

That answers my question.

Only answers half of mine. Bottom line though the home isn't truly MIC until the repairs are complete and a new report is produced stating so. That's the way I understand this. Am I correct?

[Mark Nahrgang]

Originally Posted by bboerner

Only answers half of mine. Bottom line though the home isn't truly MIC until the repairs are complete and a new report is produced stating so. That's the way I understand this. Am I correct?

Not necessarily... I as the inspector am not certifying anything.

You can do an initial inspection, the sellers repair it, and then "certify" that no major concerns or safety items in that report remain. I suggest to my clients that they put together a folder containing the report as well as the receipts for any repairs.

[Billy Boerner]

Ok makes perfect sense. Are you booking much of these inspections? How's business on your end of town? Calls are coming from all direction over here. You and I are #1 when it comes to Google Ads you know that right?

[James E. Braun, CMI]

Anytime a reinspection is performed, who need to make sure the repairs are done correctly. A MIC reinspection has less liability because if the repairs are not done correctly and you do not spot it, hopefully the buyer hires his own inspector and that inspector spots it before the deal closes, and the buyer and seller can renegotiate if necessary. Even if the deal closes you are working for the seller, so you do not have to worry about the buyer going after you.

[Mark Nahrgang]

Originally Posted by bboerner

Ok makes perfect sense. Are you booking much of these inspections? How's business on your end of town? Calls are coming from all direction over here. You and I are #1 when it comes to Google Ads you know that right?

Almost none....

As far as business goes, I have noticed a peculiar increase coming from people finding me on the Internet. I was wondering what the deal was all of a sudden.

[James E. Braun, CMI]

Originally Posted by bboerner

Only answers half of mine. Bottom line though the home isn't truly MIC until the repairs are complete and a new report is produced stating so. That's the way I understand this. Am I correct?

You can reinspect or you can have the buyer use receipts. Myself, unless I reinspect, no MIC. I do not trust the seller's receipts. Seller's can get pretty creative with their paperwork.

[James E. Braun, CMI]

Originally Posted by jharrison

So you charge more that a normal inspection due to the reinspect. How long do you give the homeowner to make the repairs or do you leave it up to them to schedule the reinspection, at which point wouldn't there be a possibility of other issues with the home.



I guess what I am getting at is at what point can an inspector confidently place a Move In Certified sign in the yard without threat of reprocussion.

I did not mean to ignore you. I have been really busy lately. Thanks Nick for stepping in!