After the up and down roller coaster ride of hunting for just the right home, and the nail-biting of waiting for an offer to be accepted, a home buyer might be tempted to believe the hard part of the home buying process is over. But proceed with extreme caution and keep the following in mind: do not underestimate the importance of the home inspection.
The home inspection is the point where the deal happens – or is lost! The inspector’s findings often influence whether the buyer should move forward with confidence, renegotiate terms, or walk away completely. Having the right buyer’s agent by one’s side during the inspection process can dramatically affect the short and long-term consequences of the purchase.
Don’t Skip the Inspection
Once an offer is accepted, the next key step in the home-buying process is to order an inspection.
The home inspection is more than just a formality in the home-buying process. The inspection is a critical step that presents the clearest and most thorough picture of a home’s true condition. Many of a home’s potential and existing problems can easily be missed during an open house visit – as the home is expertly staged, sparkling clean, picture-perfect tidy, and amazingly well-kept. But there may be serious issues lurking beneath the shiny veneer, such as outdated wiring, roof damage, leaky pipes, cracked foundations, mold, pests, etc.
The home inspection is the primary shield in protecting the buyer (while making the biggest investment of their lifetime) from an expensive future of potential home repair issues. The inspection provides a documented full-scope of all of the home’s existing structural and maintenance issues and lists the home’s needed and/or recommended repairs.
With a list of needed repairs in hand, buyers may have leverage to renegotiate the home’s price or even request that certain repairs be made prior to closing. In the most serious cases, where significant structural issues are found, the inspection provides an opportunity to walk away from the deal entirely.
Your Agent = Your Advocate
A good buyer’s agent does more than just schedule an inspection. They will recommend a trusted inspector who will be thorough and objective with their findings. The best buyer’s agents also have experience with the specific type of home being considered for purchase, whether it be a historic century-old dwelling or a brand-new build. General inspections include the major structures and systems of a home, but Ellen always recommends having specialized inspections, such as a sewer line camera inspection and termite check, completed as well. The inspection is designed to provide straight, objective facts – and a good inspector presents a report, free of judgment or influence, that should aid the buyer in making their final home-buying decision.
For most buyers, an inspector’s report viewed for the first time can cause a transition to panic mode. The reports are often more than 50 pages long, with line after line of intimidating technical language. Often, several issues are flagged for attention – although it’s entirely possible that none of the issues are deal-breakers. A good buyer’s agent is thoroughly versed in decoding the report and skilled at informing the buyer which items lean more to the cosmetic and which items are potentially serious issues. The buyer’s agent can help prioritize what issues need immediate attention, what issues may be a future bigger problem, others that are common notes for any home transaction, and some that may be typical issues for a home in a certain price range and location. For her buyers, Ellen takes the time to meet in person, report in hand, and walk through each item together so her buyers fully understand every detail of the report.
Serious problems, like roof or water damage, should be further investigated by qualified specialists.
The last thing a stressed home buyer needs is an agent who downplays, or dismisses altogether, a major problem uncovered by the inspector in order to quickly close the deal. A conscientious buyer’s agent who has their client’s best interests in mind will not push the buyer to accept the report without question. Instead, they will walk the buyer through the best go-forward options – which may be gathering additional information, consulting specialized professionals, or requesting that the seller make reasonable repairs.
This is when a buyer’s agent with a well-connected network of home repair specialists is a tremendous asset. Their established relationships with reputable professionals produce reliable second opinions and can provide repair estimates quickly, saving buyers time, money, and stress during the short inspection period window. Ellen has an extensive network of tried-and-true contractors and specialists that she recommends to her buyers. Click here to see Ellen’s I’ve Got a Guy network!
If the inspection report indicates that renegotiating the deal is appropriate, the buyer’s agent’s expertise in strategy and market knowledge is extremely valuable. A good agent will present fair and practical solutions to the seller that protect the buyer’s investment without jeopardizing the sale. The agent’s calm, practical, and professional approach is crucial to obtaining the seller’s cooperation and ensuring that the buyer walks away with terms that they are completely comfortable with.
There are also times, however, when an issue found during the inspection cannot easily be fixed. Ellen recently represented a buyer who fell in love with a charming older home. The offer was accepted, and an inspection was ordered. However, the inspection revealed major structural issues in the roofing framework.
Ellen contacted her trusted roof expert, who confirmed that the broken rafters and split beams would need to be rebuilt to solve the problem – an expensive and costly project that the prospective buyers were unable to take on. Ellen was honest with the buyers, talking through the seriousness of the issue and potential costs involved. Ultimately, they chose to walk away from that home deal and look for a better option. For Ellen, it wasn’t about making a quick sale. It was about protecting her buyers and finding the right home for them.
The inspection period can be the most stressful step in the home buying process, charged with emotion and nagging worries about closing the deal. Decisions made during that time are crucial, which is why having experienced representation matters. Ellen says, “Buying a home is a very linear process. I make sure my buyers understand where we are and what’s coming next so that we don’t miss the important details.” A skilled buyer’s agent provides the knowledge and advocacy needed to help their buyers feel confident in every aspect of purchasing their home.
