Questions re:home inspection

I am wondering if you could give me advice…I am in the process of selling my home. My buyer hired a home inspector, which resulted in my home not being sold. My problem is this, there were lots of things that were on the report that were completely false. Or very petty things such as loose screws on outlets, but listed it needed to be replaced. Also it was listed that my pool needed to be cleaned and the pool filter needed to be replaced (it’s fall in OK right now, even if I had cleaned before they got there would’ve had leaves in it again) Total cost of this would maybe at the most be $20. They listed the repair needed as being $150-$500. They also listed my children’s playhouse as needing a new roof, the playhouse is leaving the property when we move, it has nothing to do with the sale of my home. Would it be best to get another inspector? I’m kind of at a loss with what to do.

Two things the inspector did wrong, IMO:

-Quoted prices for any repair or service
-Included the playscape in the report

I’m guessing there’s more you’re not telling us. You could have easily enough offered to have the pool cleaned prior to closing, and explained to the buyer the playscape did not convey (you did mention this in the listing information, right?)

Sometimes inspectors get a little too picky, but if your buyers walked over the things you mentioned, then your agent is not doing their job negotiating with the buyer’s agent.

You do have an agent, right?

Not to disagree with William, but…

You need to understand that EVERY client (buyer) has their own expectations of what the inspection will reveal. A quality inspector will discuss with their client their expectations, (many of which are based upon prior experiences, good and bad), and develop a Scope for the inspection that the client is requesting. Sometimes a client will require what inspectors deem as nit-picky, but that is not our decision. We are not the ones spending thousands of dollars on the home.

IMO, if the deal fell through, then the persons doing the negotiating, and ultimately you, failed somewhere.

As for you hiring an inspector, it would be a good idea so you have a good hard look at what you are selling. You may be surprised at the results. BUT remember, a buyer is entitled to their own inspector, and most any quality insector will find items that another did not.

Good luck on your next transaction.

What was false? You indicated lots of items that were completely false, and you may want to learn more about the particular defect(s) by way of asking the inspector or have a specialist for the type of system serviced etc. If you reach out to the inspector, he or she may or may not communicate with you about the report, but you won’t know until you ask. Sometimes what is thought of as false, is something we didn’t know about or understand, I say this as there are plenty of times when I mention something that the current owner had no idea about, and until I was asked to explain (up to buyer), the seller indicated I was flat wrong until I was able to explain or clarify the issue.

Nit picky items can really depend on the reader’s interpretation, and the inspector’s reporting style, if you’re handy, a few loose screws / hinges etc are simple, if you’re hiring all work out, the report can serve as a list for some. Some of us will note such items in the report, but would likely not list such as a serious or safety defect.

I suppose I could offer this, for every time I hear a seller get irritated about nit picky items, such as bulbs out, doors rubbing from loose hinges etc, the buyer is wondering if there is an electrical problem or if the home has structural problems from several doors rubbing as they just saw a home improvement show. All homes are going to reveal some defects to an extent, but a little effort by the seller can reduce some headaches for all.

As far as another report, I can’t offer an opinion there as it’s unknown as to the extent of problems reported and whether or not you are to disclose a previous report to the next buyer, that’s a question for your RE Agent. FWIW, I’ve seen where a previous report was given to buyers along with receipts or documentation for repairs etc. For example, the inspection report indicated a need for service on an item, and if service or repair was performed, documentation was provided.


Dear seller which one would you like to do your new home , the guy that skipped over things or the one that pointed out most items, the picky things can be easily fixed , the major can also be fixed with a contractor . It is the responsibility of the agents and the buyer and you to negotiate. Home inspectors just report what they see .