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Need help digest property inspection report
I recently bought a property and I am trying to digest the inspection report in regard to separating out improvements/upgrades into which need to be addressed immediately vs which can wait over some time. Is there anyone who could help me digest this report?
I just had a home inspection and I had the same issue when I got my report. I called the inspector and asked him a bunch of questions about the things he reported... he was patient in answering my questions but i'm not sure if thats the norm.Also he didn't tell me exactly what needed to be addressed immediately per say but I was able to gauge the urgency of certain things based upon him explaining some things further. I asked him if he saw anything concerning in regards to the foundation, plumbing( I had a sewer scope), electricals, age of hot water tank and furnace, any mold, any functional issues with the windows, any water damaged noted.. everything else on his report I considered less urgent. I wasn't exactly sure what to ask but those are questions that helped me get a better idea... not sure if that is helpful but unfortunately thats all I got lol...good luck!
Hey Beau, I'm currently getting ready to take my home inspection exam for the state of Ohio. I am currently not a licensed home inspector, but I have been through the schooling/courses and feel confident enough to offer some assistance. I'd love to try and help you out. I would 100% address the CapEx items such as the Roof, Water Heaters, Furnace, Foundation, Plumbing and Electrical issues. Some of these can have very small and simple problems, but some could require a lot of money to fix. Without seeing your actual report I can't really recommend too much. However, be aware that home inspectors cannot directly say "You need to fix this" or "this needs to be replaced asap". It is a limited visual inspection, and they are there to document things for safety and functionality, and if something looks wrong, they will recommend you have a licensed tradesperson come oiut and look at it before closing (such as an electrician, a roofer or a plumber). These tradespeople are specialized and can tell you if something 100% should be replaced or fixed and exactly why. Adding contingencies to your offers where you can have these people come out and look at stuff will help you address them with the seller. You definitely want to be able to understand this report as it will help you to negotiate the price of the home, or negotiate for repairs to be made before buying it. If you want to DM me and maybe send over your report I can try to digest some of it.
This is an excellent question, but please don't hold it against your inspector for not helping you to prioritize the repairs. At least here in Ohio, as a licensed trade, we are actually not allowed to do so!
I know that can seem frustrating, but from an inspector's perspective - basically out entire job is liability management - so I can't point something out on a report, but then tell you it's not that important; that would be contradictory! So we have to navigate this carefully. As an inspector, I would simply arm you with as much information as possible and would have to be up to you to determine if that is something that you are willing to take on. On the other hand, I do like to remind folks that almost everything can be fixed! So at the right price, anything can be a good deal.
With that said, I have a few recommendations to help you navigate this very real challenge:
A) Discuss the findings with your realtor. They are the ones who can help you determine if the overall price is a good buy for what the inspection finds, and can help you in negotiating until you achieve something agreeable. I personally prefer to receive credits instead of having the sellers complete repairs, that way I can control the quality of the work, but your realtor knows you and your situation best, and should be able to guide you through the negotiations.
B) Upload your inspection report to RepairPricer.com. It's a third party service that uses AI to analyze your report, and returns itemized price estimates for each item on the report with a surprising level of accuracy. I'm not affiliated with them, but I do recommend the service, and my clients have found immense value in it. Perhaps seeing a dollar amount by each item may help you to prioritize. Though keep in mind it is generally unreasonable to expect a home to have no problems, or for everything to be repaired.
Good luck!
I agree with Mike. Home Inspectors are limited in what they can/cannot tell you. If you still have questions, I recommend reviewing it with a general contractor or someone with experience to see if there's anything that requires a more specialized opinion.
Quote from @Mike Hasson:
This is an excellent question, but please don't hold it against your inspector for not helping you to prioritize the repairs. At least here in Ohio, as a licensed trade, we are actually not allowed to do so!
I know that can seem frustrating, but from an inspector's perspective - basically out entire job is liability management - so I can't point something out on a report, but then tell you it's not that important; that would be contradictory! So we have to navigate this carefully. As an inspector, I would simply arm you with as much information as possible and would have to be up to you to determine if that is something that you are willing to take on. On the other hand, I do like to remind folks that almost everything can be fixed! So at the right price, anything can be a good deal.
With that said, I have a few recommendations to help you navigate this very real challenge:
A) Discuss the findings with your realtor. They are the ones who can help you determine if the overall price is a good buy for what the inspection finds, and can help you in negotiating until you achieve something agreeable. I personally prefer to receive credits instead of having the sellers complete repairs, that way I can control the quality of the work, but your realtor knows you and your situation best, and should be able to guide you through the negotiations.
B) Upload your inspection report to RepairPricer.com. It's a third party service that uses AI to analyze your report, and returns itemized price estimates for each item on the report with a surprising level of accuracy. I'm not affiliated with them, but I do recommend the service, and my clients have found immense value in it. Perhaps seeing a dollar amount by each item may help you to prioritize. Though keep in mind it is generally unreasonable to expect a home to have no problems, or for everything to be repaired.
Good luck!
Thank you. This is super helpful. Much appreciated. I will definitely check it out.
Quote from @Rahnesha White:
I just had a home inspection and I had the same issue when I got my report. I called the inspector and asked him a bunch of questions about the things he reported... he was patient in answering my questions but i'm not sure if thats the norm.Also he didn't tell me exactly what needed to be addressed immediately per say but I was able to gauge the urgency of certain things based upon him explaining some things further. I asked him if he saw anything concerning in regards to the foundation, plumbing( I had a sewer scope), electricals, age of hot water tank and furnace, any mold, any functional issues with the windows, any water damaged noted.. everything else on his report I considered less urgent. I wasn't exactly sure what to ask but those are questions that helped me get a better idea... not sure if that is helpful but unfortunately thats all I got lol...good luck!
Thanks Rahnesha!
@Beau Wollens
If you lived there, what would you fix first? I would fix major systems, and anything to do with water, since neglect there does a lot more damage. Of course, all based on budget. And just like with any house, maintenance is usually cheaper than rehab. If future rent is a concern, you might fix cosmetic fast too.
@Beau Wollens did you work with an investor-focused agent? An agent who also owns several properties and investments? If so, that’s where I’d start. If not, do you have a fellow investor in your area familiar with the regional property issues and condition?