How do we handle move in certified inspections for older homes?

1: When we inspect for move-in certified, what about ambiguous items like open riser stairs that were built according to code at the time and handrail spacing? Safety related, I would normally list these as a recommended upgrade rather than as a defect to be corrected by seller.
2: What do we note differently than we would note on a buyer’s report? I assume that missing GFCIs are listed as defects?
3: If I recommend further evaluation by a specialist, and the seller declines to pay for the further evaluation, does that affect listing as move in certified?

1: Report what you see.
2: Everything is the same. Nothing different.
3: The report is listed “Move-In-Certified” simply due to the fact it, the home has been inspected and reported by a Certified Professional Inspector.

A Move-In Certified® Seller Inspection informs you of any defects or problems with your home so that you can address them before prospective buyers discover them.

Here are some advantages of buying a home that is Move-In Certified™:

## Are you selling your home?

Here are some advantages of having your home-for-sale inspected before you list it:

  • You can choose an InterNACHI Certified Professional Inspector® to inspect your home first, which may prompt the buyer to waive his own inspection contingency. And even if he doesn’t, a Seller Inspection means you won’t be in for any surprises.
  • You can schedule your inspection at your own convenience, rather than accommodate a buyer and his inspector.
  • You can assist your inspector during the inspection, which is something not normally done during a buyer’s inspection.
  • A Move-In Certified® Seller Inspection may alert you to any immediate concerns, such a broken pressure-relief valve or an active termite infestation.
  • The Seller Inspection:
    • allows you to take the time to shop for competitively priced contractors to make repairs, rather than making rushed decisions to get things fixed in a hurry;
    • lets you attach repair estimates or paid invoices to the inspection report; and
    • removes over-inflated buyer-procured repair estimates from the negotiating table.
  • Move-In Certified® yard signs, free from your InterNACHI inspector, will attract potential buyers touring homes in your neighborhood.
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The seller is the one certifying that it is “Move in Certified”, meaning he has corrected all the safety, etc. defects that were included in your report.


OK, that is really the question. What if the seller has completed some items and decided others aren’t worth the expense, and has skipped a recommended further evaluation by, say, an HVAC specialist. It sounds like it is really the seller certifying the move in ready status, that we just write a normal report. Couldn’t putting up the sign be seen as our agreement that the recommendations were all followed?

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Then he won’t have a receipt for the recommended work to back up his assertion.

Educate him on “Move in Certified” before using it with him.

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Outgoing house seller pays for the inspection report. Does that mean that an inspector has no liability exposure at all with any incoming buyer, unless the incoming buyer pays for a new report?

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You wish …

1: Not ambiguous
2: Nothing different
3: –

I note old house items not as defects, but noting that an item likely “met code as of date of construction”, yet is not up to current code. No building code requires such upgrades.

Certain items, like a kitchen GFCI, are listed a safety issues.

Building code almost never requires upgrading existing conditions — with the notable exception of the overlay requirement for CO detectors even in existing homes.

Morning, Larry.
Hope to find you well.

From what I understand, the seller has the option to, but does not have to, but it would not be wise to not repair everything.
1: Move In Certified, acts as the venders property disclosure statement.

To answer David’s question about liability, we are liable for everything we report, unless a bonafide waver has been written by an attorney has been agreed to and signed.

I have done serval Move In Certified inspections as of late. One just 2 weeks ago.

The reasoning is simple, and logical, in any market, be it a sellers or buyers. Nick nailed this inspection marketing strategy on the head. Bam!

The client, the vender, benefits greatly by repairing as stated, safety items, PLUS all reported, gaining the property ‘higher retail value.’ It money really well spent.

Story… A client several years back gained (82K) on the property investing (18K) fixing defects and deficiencies I reported. He asked 100K over what the home was first listed at, venders realtors thought he was nuts and refused to sign on, but along came buyers inspectors ‘and found nothing wrong with the property’ once said items were repaired. *They even hired experts, it was in the first offer to purchase that was accepted by the vender that worked without an agent, agents thought he was nuts remember, which concluded, Mr. Young gleaned out everything:-), and everything was repaired by professionals. Imagine, (82K) return investing (18K). Were can you get that type of return on your investment without risks.

A current client, remember, I do several Move-In-Certified Inspections yearly, I have 2 at the moment, is fixing everything as well. He was low balled by 75K and retained me after hearing my strengths in defect recognition and being able to help. I will try to keep you posted.

Unless it is apparent that remodel work has been done, and things weren’t upgraded as then required. A sure sign that permits were not pulled.