Subscribe to Answers
I have seen reports that nit-pick everything and scared the buyer into cancelling the contract out of sheer fear.
Then again, most have been too the point and easily understandable. I obviously like this guy!
I have had multiple pages, then on other homes only one item. It is very subjective to the whims of the inspector.
Among the most common complaints I see are:
1) bathroom vents terminating in the attic, causing serious mold issues.
2) double-tapping in electrical panel.
I've had one inspection (a multiple offer situation where we, the sellers, had a back-up offer) where the buyer didn't ask for a single item. And I've had another transaction where the buyer gave us the entire inspection report and said "fix it all"...
I love this business.
sometimes I wonder how many of these issues are caused by inspectors shaking stuff around like the loose toilet in your example.
Stevens Point, WI
Fred Griffin Florida R...
The worst one I recently had the buyer would not send it to us but the seller was prepared to give him credits just to shut him up.
The inspectors just can't find nothing wrong - just had a perfect house & nothing was wrong but a sink drain stopper was 'sticky'. I think it was just plain petty honestly.
I will never forget the day our preferred inspector called me directly and was at an inspection with one of our agents. He said - are you aware the septic pipes are within 4 inches of the house and are not completed and are you aware that the ceiling is totally caved in in one room.....it went on from there. No I wasn't please have X call me. Worst one ever. They ended the inspection without completing it. Pretty nuts.
I don't know the exact answers but I've seen some pretty bare-bones reports that made me question if they even looked at the home. I recently had a long report for a really nice home that made me think I was reading about a 1972 mobile home on a weed lot.
The answer to those questions could fill a book Fred Griffin - I seen the good (very clean reports), the bad (things that were unexpected and costly) and the ugly (the money pit let's get the heck outta here).
Inspections 2 full days...I negotiated $50K concession.
Couldn't tell you a specific number by memory. Worst had a cracked slab, a non-working furnace and AC, and a big leak in the roof. The slab issue, per the engineer, was about a $50K fix alone.
Gosh, I have no idea. Not much and way too much is the best I can come up with.
the most common items listed are electrical, plumbing and heating issues....all fixable....
I have had houses pass with flying colors and others fail miserably. Most often is small leaks. For me, no matter what is found, how the delivery of the message is everything. An inspector who is an alarmist will kill a deal with the most minor of items found.
The least - 2
The most - 72 as best I can remember
Common items are loose toilets, reversed hot & cold faucets, raised shingles, non-functioning or non-existing GFCI's, gutter issues, HVAC issues, non-functioning jetted tubs (which no one uses) and lately with all of the rain we've been having, high moisture levels in crawl spaces.
Oh and we can't forget the burned out light bulbs that necessitate a "licensed electrician" to evaluate!
Fred Griffin Florida R...
I see a majority of inspectors list stupid little things in the summary, including the one you posted. A chipped shingle? Organic debris in the gutter? LOL. Absurd.
I also think it's amusing that some of these people responding here have seen a house without an issue or only couple. I have yet to find such an animal in 10+ yrs., and I can assuredly say, I never will.
Fred, the inspection is always the toughest hurdle in a transaction, and have seen 20+ items and then some with nothing. Most often is cleaning and servicing the furnace. That is on almost all inspection reports here.
I had one inspector have 46 items listed and the buyers wanted them all fix, one item was a loose screw on a cabinet in the garage. Best was only 4 items
Most interesting one was a crack in the slab visible in the garage. Would cost $5K to remedy - BUT - the Buyers did not object during the inspection period so would have forfeited $7,500 Earnest Money to our Short Sale Seller if the cancelled. They decided not to cancel - better the $5K expense than the $7,500 expense!
Way too many to list but most common is age of A/C and roof.
Trying to renegotiate an AS-IS contract.
Fred Griffin - wow! loaded question.
I can think of a brand new construction as the best home inspection and a 1900 buliding as the worst where the inspector wondered how this building could servive to even stand!
I never worry about the inspections, I worry about the Request For Repairs.
Most common issues are aging systems, roofs, chimneys, termites and homeowner neglect...stupid stuff that should have been fixed.
If you can think of it it probably happened
There are a lot of minutia that gets called out. One time had an inspector call out 8 outlets as not working... the idiot tripped the GFI switch with his tester. The buyer went ape-shit (and his agent was a mook so that didn't help any). I have a couple inspectors now that my sellers won't allow on their property.
Cant think of any.
Bad memories that are best forgotten.
That is some list, you win.
I have had over 40 items show up on a report. That took some sorting through. Then I had one home a few weeks ago that had none. The inspector made comments more about keeping up the maintenance (it was a new home) but nothing needed to be corrected. This was a first.
I have had one inspection with no major deficiencies, just some recurring maintenance reminders. And, some, with multiple pages of issues.
I had a guy take hours and I had to ask him...How much longer here? Why? The house was in near new shape. What are you looking for?
The least is probably two items. The most... more than 4 dozen items. Most common issue I would say is wood rot.
I've seen a lot of different things !