Originally Posted By: Blaine Wiley
This post was automatically imported from our archived forum.
I’ll take on the Deal Breaker thing.
Realtors don't like and generally will not use deal breaker inspectors. That does not mean that you will not kill deals because the houses are bad. What most Realtors are speaking of in this situation is an "alarmist" inspector.
An inspector comes up to the house, looks at the roof from the ground and says something like. "Oh that roof is shot. Should have been replaced years ago. I don't understand why owners let their houses fall apart like this. We're going to find a lot of problems here". The inspector then goes through the entire inspection like this, and makes reversed polarity outlets sound like the house will burn down and fall over in the near future, if not by the end of the inspection. By the time they are done, the buyer has been so scared and disheartened over the house, they back out of the deal.
Contrast that with the inspector who finds a horizontal crack in the basement wall 1" wide by 15' long that has differential separation. He states that this may be a major problem, and recommends a structural engineer or contractor. They get an engineer or contractor who estimates a $10,000 repair. The seller is unwilling to negotiate and the buyer backs out.
Realtors will pick inspector number 2 every time if they can. #2 found a legitimate problem and directed the buyers to an expert. #1 just tried to cover his hindquarters by making every little defect and all defects in total sound horrible in a lame attempt to keep his butt from getting sued. However, #1 is more likely to be sued by the seller.
Most Realtors don't want their buyers to get a bad house. It will kill their future referrals. Your job is to state the true condition of the house, not to make mountains out of mole hills, and not to make mole hills out of mountains. Be honest, truthful and knowledgeable, and you will do fine.