home inspectors, home inspections, condo inspections, oakland county, macomb county, wayne county, southeast michigan, lapeer county, livingston county, washtenaw county  Independent Home Inspections & Consulting LLC

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Home Inspection

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Pre-Listing Inspection

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Pre-WWII and Period Homes

Partial home inspection, Partial house inspection, oakland county, macomb county, wayne county, lapeer county, livingston county, washtenaw county, southeast michigan, Michigan

Partial Inspections

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Testing

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Sample Inspection Report

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Pre-Listing Inspection

The pre-listing inspection is a relatively new practice utilized by savvy home sellers to protect themselves in response to changes in the home buying process over last fifteen years. Today, home buyers will almost always have a home inspected prior to finalizing a purchase. The original intent of having a home inspected was to protect the buyer by identifying major deficiencies that could impact their financial interest as well as serious safety issues that may exist. However, a common practice by many buyers today is to use the home inspection results as a second chance negotiation tool to further reduce the previously agreed upon price or a wish-list of items they want you to pay for. So even minor problems become issues and the price concessions will likely be severely inflated. Some home inspectors even advertise this practice as a benefit they provide to prospective clients.

Therefore, it is in your best interest to be proactive and have a pre-listing inspection. It can save you many hundreds of dollars plus give you an edge that will help you sell your home more quickly.

My Pre-listing Inspection will:

Address visual deficiencies and offer recommendations that will help increase your homes appeal.
Be the same inspection the buyer's home inspector will perform; only with an emphasis on the "tells" (the items that inspectors look for that indicate possible deficiencies).
Provide you with the opportunity to identify and correct deficiencies prior to listing, thereby avoiding the pressure to accept unreasonable cost concessions for unexpected deficiencies because it puts the sale of the house in jeopardy. This includes nuisance items that are simple things that are easily and inexpensively fixed.
Allow you to correct items at a cost you control.
Give you an opportunity to get realistic estimates that will help you assess possible price concessions later for items that you do not want to address. The buyer will often inflate the costs associated with the repairs when coming back with a price concession.

Seller Disclosure Statement

Some real estate brokers feel that a pre-listing inspection is not advisable since some discoveries may be detrimental because they may need to be disclosed on the Sellers Disclosure Statement. The thought is that ignorance is bliss.  That is wishful thinking and may be a very expensive mistake.

Please consider the following:

It’s a pretty safe bet that if your home has deficiencies that warrant disclosure on the Sellers Disclosure Statement, the buyer's inspector will find them. You are now in a very disadvantageous position. The buyer may back out of the sale. You now, not only lost the sale but know about a deficiency that now may have to be put on the disclosure statement anyway. Your real estate broker will be very reluctant to let the sale fall through. If the buyer is still willing, you can expect severe pressure from your broker to accept a very costly concessions to keep the deal alive.
There is an advantage to disclosures made on the Sellers Disclosure Statement. It helps protect you, the seller, from possible litigation later after the home is sold for items disclosed. The peace of mind and possible litigation costs far outweigh any pricing and marketing considerations.
A second advantage to disclosures is that potential problems are on the table and made available to the buyer before their offer is made and their inspector is hired. It will be harder for a buyer to justify a demand for cost concessions as a result of an inspection that reveals deficiencies that were already disclose to them before they made their offer.

 

 

 

Independent Home Inspections and Consulting
| Home Page | Telephone: 248-410-6277 | E-mail: ericbatke@ihicmichigan.com |