Q: Who is responsible to arrange for an independent home inspection? Is it the buyer, seller, or the buyer?s realtor? I am confuse, because my realtor has myself doing everything. Like filling out papers regarding me the seller now she is telling me to find an independent inspector and pay for it. Is she correct in having me do everything?
? gj, Milwaukee, WI
A: Dear WI Seller,
I am a California Realtor not licensed in Wisconsin, so things may be different in your state.
Your agent has a responsibility to be loyal to you and guide you through the process of selling your home. Your agent is the EXPERT, not you. She should be guiding you and helping you.
But, some things must be done by you. There are Disclosure forms that you as the seller of the home must fill out in your own handwriting, signed and dated by you. The form asks questions like, ?Are you aware of any flooding inside the basement?? You must personally check the box YES or NO and provide detailed comments in your own handwriting. In a court of law, a judge would ask you about each form by saying, ?Is this YOUR writing? Is this your signature? Is the date in your handwriting?? So, yes, most forms must be filled out by you.
However, your agent should be at your side, explaining each form and answering questions about the forms when you need her guidance.
When it comes to inspections like home inspections, roof inspections, soil inspections, wood destroying pest inspections, etc., most of those reports are optional for you as a seller. Many Realtors, myself included, require or strongly recommend their sellers have at least a home inspection prior to listing the home for sale. It sets you up to know what issues the potential buyers might find and gives you the opportunity to repair any items you wish to repair prior to listing your home for sale.
Your Realtor should be able to suggest/recommend inspectors she has worked with in the past. She should also know quality handymen, painters, carpenters, landscapers, etc. she can recommend to you.
You can always ask your Realtor to find a home inspector, schedule the inspection date, receive the report on your behalf, and then present you with the information when it?s done. It is standard for me to provide this service to my clients. I don?t wait for my clients to ask for my help; I offer help up front. Then my clients clearly know I?m there for them to make the process as easy as possible. I am never offended if my clients prefer to handle things on their own. I do, however, direct them to keep me in the loop so I know inspection dates/times and ensure I receive a copy of any reports.
When it comes to paying for the reports, it is customary for the seller to pay for the reports directly to the inspector. Most inspection companies will give you an option to ?pay now? or ?pay at close of escrow? and it usually costs about $50 more to delay payment through close of escrow.
Be direct with your Realtor. Tell her you want full service. Let her know that you want her to do as much as she can to relieve you from any work legally allowable. If she?s not willing to provide the level of service you desire, consider firing her right away and interviewing other Realtors.
I suggest you use Realtors who insist on earning their full commission, which is usually at least 6% (which your agent shares with the buyer?s agent). Agents who are willing to reduce their commission are not strong enough negotiators to get you a full-price offer on your home and might provide less service because they are spreading themselves too thin.
I hope you find this information helpful.
DeniseTheRealtor CA DRE Lic No 01481788
Denise Shur is a Realtor? with 1:1 Realty in San Jose, CA.
A: It is the BUYERs responsibility to get a home inspection. This protects YOU! At that time after you review the inspection you can move forward or cancel the contract if the repairs are major. Your agent should have explained to you what you are responsible for. You find your own Inspector. Personally I always recommend two or three inspectors to my clients and then they can make their own decision. Costs vary by type of home and square footage from around $250 to $350.00. Good Luck!
Rosanne Nitti is a Realtor? with RMN Investments & Realty Services in Laguna Beach, CA.
A: Your Realtor has good reasons for the suggestions she has made. Many Realtors suggest that sellers have their home inspected before putting it on the market so that any problem areas can be addressed ahead of time so that they never come up when the buyer?s inspector looks at the house. More than once has a transaction fallen apart simply because the buyer?s inspector overstated something simple. When buying a home, you should not rely on the seller?s inspection report, but hire an inspector of your own. You want an inspection done by someone you trust. More than one seller has hired a friend or relative to inspect their property. In either case, your Realtor should not choose the home inspector for you. You should ask your Realtor, as well as friends or relatives who have recently bought a house, for names of inspectors they like. Interview 2 or 3 inspectors and choose the one you can work with and trust the most.
Phil Lunnon is a Realtor? with Lunnon Realty in Lakewood, CO.
A: If your contract states that the buyer is paying for the inspection, then yes you would arrange and pay for it, that is why I usually give my buyers a few inspectors to contact, the times that I can be available to be there too and then have buyer arrange to fit their schedule also (if they want to be at the inspection) and arrange the payment, it is just more direct that way.
Talk with your agent to make sure you are both on the same page in regards to what your expectations are of each other.
Good luck on your purchase!
Teri Andrews Murch is a Realtor? with Lyon Real Estate in Auburn, CA.
A: It is the buyer?s duty to hire home inspectors. An agent might recommend a few you can contact if you do not know how to find one, but you hire them and you pay them.
Sylvia Jonathan is a Realtor? at Coldwell Banker Platinum Properties in Irvine, CA
A: With agents having more and more liability issues in transactions, yes it makes sense for you to get your own inspector. Usually I give my clients 3 referrals and they pick the one they want. Once they pick, either they or I will schedule the inspection. And, yes, the inspector usually requires payment at the time of the inspection, which is the buyer?s responsibility. She probably could be more helpful, but I can understand her distance.
Beverley Hourlier is a Realtor? with Hilltop Chateau Realty in San Diego, CA.
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