There are times when showing a property when I have to stop, look the buyer in the eye, and ask if they are really seeing the house for what it is or are they wrapped up in the excitement and emotion and their judgment is clouded.
This may seem harsh but a home purchase is emotional. There is a moment which is hard to define in words but you just know the buyer has fallen in love and there is no turning back. They have found home. The hard part is reigning in the thrill and excitement and facing the realities of what must be done next.
Writing the contract and negotiating is a big step. The home inspection is the part that always has me holding my breath. When the buyer is busy falling in love and deciding where to place their furniture, I'm hoping they can hear me point out some of the flaws. Maybe it is a water stain on the ceiling or a leaky pool pump but I try to have them see what is right in front of their face.
The home inspector is vitally important in any transaction. A good home inspector can save the buyer thousands of dollars and years of woe. Occasionally the buyer resists the entire process, begging off the professional inspector in favor of a handyman friend who will check things out for them. I heartily protest this decision and require the buyer waive this in writing if they insist to make such a decision.
Usually I prevail and am able to convince the buyer a professional home inspection is in their best interest. Today is a perfect example of why. The buyer's were a lovely couple who fell in love with the house. They had visited it three times prior to writing the offer. By the last visit, the wife had already decided where to place the furniture and what new window coverings to buy. The home had been recently remodeled. Carpet, paint, new fixtures and appliances. Basic lipstick remodel.
It is important for me to stress that a good remodel does wonders for a home. A bad remodel can cause more harm then good. A purely cosmetic remodel, at least for me, sends up red flags. If a home has been remodeled but nothing has been done with the plumbing or electric, I cannot help but wonder what else was overlooked.
The home in question was all cosmetic. The home inspection was essential to discover hidden problems, if any. The buyers understood the $300 cost was well worth it if major problems were discovered. Oh the problems. The roof had three layers of material, poorly installed, with failing sub-roofing. What appeared to be a beautiful diving pool revealed cracked plaster and leaking pumps. A small addition to the rear of the home was discovered to not have a foundation!
Needless to say, the buyers opted to cancel the purchase. Had they strictly listened to their emotions and decided to forego the home inspection they would be looking forward to many months of misery, home improvements, and costs upward of $15,000 in repairs.
