If You Need to Sell Your Stockton House, Beware the Home Inspection
Stockton Home Inspectors Make Mistakes… When You Get the Report: Verify Everything.
Selling a home, no matter what its condition, takes a lot of grit, patience, understanding and mostly time. There are so many things that can go wrong, but in today’s Stockton Real Estate Market, you better buckle up and not count on any particular offer to go through until the final closing. Today’s article addresses the most common of all deal killers to selling a house… The Home Inspection(s).
Don’t get me wrong, the home inspection is a vital part of selling a house and I recommend that every home buyer get at least one. How else is a prospective buyer going to know what is wrong with the house unless they hire an unbiased third party to do a thorough home inspection?
It is equally important that both the buyer and seller need to be realistic about the results and recommendations found in each of those reports and sometimes a re-inspection is needed to verify, refute or validate the initial findings.
Offers Don’t Mean Sales
It’s a fact of life when selling houses in Stockton (or any market for that matter) that getting an offer and closing the sale are two entirely different things. Even people that are selling their Stockton houses that are in perfect condition need to pay attention to the details, because with 98% of all sales offers, a home inspection is going to be required by the buyer and the inspectors can be merciless and the same time very wrong.
Imagine what happens if your house is in less than perfect condition
It’s no wonder that sellers wanting to sell their Stockton homes find out quickly that the euphoria or rush when receiving “the offer” becomes a little less special after the inspection and the inevitable buyer demands. I know that you’re thinking how dare you rain on my parade, you’ve spent a lot of time and money on upgrades and repairs and you just know that your house, while its not new, or perfect, can pass “almost” any scrutiny that home inspectors can throw at it, RIGHT?
My name is Peter Westbrook and I am a local real estate investor and I have many real estate stories and nightmares all pointing back to the home inspections that went terribly wrong. The harsh reality is that unless you are selling your Stockton home to a real estate investor or Stockton cash home buyer for cash, there will be at least two home inspections and maybe more.
If you are the seller, you have to understand that the buyer is paying for the inspections and it is their right, even if you are selling the house in it current as is condition. And it is right that the buyers should know what is wrong with a house before they make a purchase.
As the seller, however you can always make it a condition of the sale and contract that any inspection reports be delivered to you at the same time as delivered to the homeowner. If you do this you will know what is being said about the condition of your house before it hits the negotiation table.
I would also recommend that all sellers write into the contract that any and all appraisals paid for by the buyer are released to the buyer and seller at the same time. Remember, all inspections and appraisals are paid for by the buyer and belong to the buyer. If it is not written into the agreement the buyer can refuse to give you a copy.
[Related Story: Why Houses Don’t Sell]
So what exactly is a home inspection?
- Termite and Wood Destroying Pest
- General Home Inspection
Termite and Wood Destroying Pest:
From top to bottom and inside and out the home inspector is going to look everywhere and catalog (with pictures and notes) any signs of wood decay or deterioration and or termite infestation/damage. They first walk along the exterior of the house inspecting all exposed wood including window sills, surrounding vents, gables, overhangs, the eves of the roof line and they poke an prod to find dry rot or cracking exposed wood problems. Next they go in the attic and do more of the same. Finally they go under the house if there is a raised foundation and look for any and all termite activity in the soil and in or on the structure.
For sellers, these inspections are a double edged sword. The mere fact that the house has evidence of termites is enough send chills down any homeowners spine. Images of tents and thousands of dollars in repairs begin to form. Realistically, however, that is not always the case. Keep in mind, that just because inspectors find evidence of activity, it does not mean it is recent activity that poses any real threat.
Over the years, I have challenged many findings and have had many houses reinspected because the findings were suspect. Keep in mind that inspections can be devastating and it can be flat out wrong. Many inspection companies pay their employees to find any signs of activity (past or present, treated or untreated) and the final report details them. These reports also comes with a detailed scope of work and cost estimate to repair. Many times, those estimates include items that do not need repair or replacement and their prices are incredibly inflated.
General Home Inspection:
These inspections deal with all aspects of the house itself including the mechanical components (HVAC and other appliances). They inspect slope for drainage, chimney’s, windows and screens, doors, plumbing, electrical panels, circuit breakers. Next is the plumbing, testing all faucets and sinks, disposers, and of course the toilets and then the roof.
These reports too, can be suspect. Ask a lot of questions.
While Roof inspections are rarely part of a”Wood Destroying Pest or termite inspection” they are usually covered by a General home inspection. It is a good idea that buyers have the roof inspected and certified for two years by the inspection company. Keep in mind that not all roof and materials are the same and just because the house has a lifetime tile roof, does not mean its watertight integrity is still in tact.
I have purchase many homes where the roofing material had deteriorated to such an extent that there were no present leaks, but the roof was a storm or two away from failure. A good roof inspector will be able to spot that.
Inspections Can’t Tell You Everything:
My name is Peter Westbrook and I am a local cash home buyer in Stockton, Manteca, Modesto and Sacramento CA. We Buy Houses in any condition and if you have a house to sell call me at (209)481-7780. I know that I can help you. With nearly 35 years of business experience, nearly 10 years of real estate investing and 100’s of real estate transactions, I can present solutions that most others have never even heard of. I understand that not every situation is the same and sometimes we need to tailor make our solutions to best fit your needs.
Whether you call me or not visit my website at http://www.IBuyHousesStockton.com and see how I have helped 100’s of local families just like yours.