INSPECTIONS

Standard Inspections are meant to perform inspection services that are readily accessible to the inspector. Inspections are recommended for:

  • New Construction
  • Resale
  • Builders Warranty
  • Insurance
    • Wind Mitigation
    • 4-Point
  • Hurricane Damage
  • Specialized Inspections

WHAT IS INSPECTED:

  • Structure
  • Electrical
  • HVAC
  • Roof / Attic
  • Plumbing
  • Systems, Equipment, Appliances


NEW CONSTRUCTION INSPECTIONS
The County is going to verify all work was done according to Florida Building Code(s). You do not need a third party inspector throughout the build process. When the house is completed and you are ready to do your final walk-through, you are encouraged to perform an inspection to have another set of eyes and professional opinion about the systems, equipment, and appliances. The inspector will do a thorough inspection of home testing every outlet, checking every switch, ensuring all windows and doors open an close properly.  In addition, the inspector will look for water intrusion and check to ensure all equipment (AC, Hot Water Heater, Pool Heater, etc) are operating properly along with running the appliances to make sure the freezer is making ice, the refrigerator is cooling properly, the dishwasher is heating water and operating, the range is heating properly, and the washer and dryer are working as intended. Most builders have a one-year warranty so you can have the inspector come back before your 1-year date and have a follow-up inspection done for a nominal charge.

The builders will have warranties and they will address these items after closing as well.  It's just best to have it done prior to closing so you can enjoy your new home without having to chase construction managers and sub-contractors to come back out and repair or finish something.

RESALE INSPECTIONS
Let the confusion begin! Buyers and sellers are worlds apart when it comes to the inspection and what is expected of each side of the contract. Then there are Realtors and attorneys who can be on different planets when it comes to inspections and which party is responsible for what or what is reasonable and unreasonable.

First off, which contract are you working with?  The Florida FAR / BAR contract is written with an option to put in a dollar amount or percentage of purchase price the seller will credit buyer for general repair items, WDO (wood-destroying organisms), and permits.  The NABOR contract does not have any standard selections written into the contract.  The NABOR contract has an Inspection Election Form that a buyer would complete and present to the seller.  Both buyer and seller will have to come to an agreement regarding the inspection election, or either party can terminate.

Keep in mind, everything is negotiable and even though the contracts are written one way, negotiations still happen for inspection items. Almost always!  You have so a variety of opinions - Buyer (2), Seller (2), Attorney (2), Realtors (2).  There can be up to 8 different opinions in the mix about the costs and who should give and who shouldn't.

BUILDERS WARRANTY
Inspection performed prior to builder warranty expiring to ensure covered warranty items are performing as intended before the warranty expires.

INSURANCE INSPECTIONS

  • Wind Mitigation
  • 4-Point

HURRICANE DAMAGE ASSESSMENT
For peace of mind, having an inspection after a hurricane to assess the overall


SPECIALIZED INSPECTIONS

  • Air Quality / Mold - Visual and Air Sampling to determine the presence and level of mold spores
  • Radon - to determine if radon gas is present and at what levels
  • Wood Destroying Organisms (WDO), Termite, etc.
  • Sewall - physical inspection of the condition of the sea wall at low tide
  • Dock / Lift - physical inspection of the condition of dock pilings, decking, structure, and lift kit condition and functionality
  • Pool -
  • Asbestos
  • Defective Drywall
  • Septic
  • Well Water
  • Rodent

CONTRACTS AND INSPECTION OPTIONS

EXCERPT FROM CONTRACTS REGARDING COSMETIC ITEMS

NABOR CONTRACT
 SELLER shall not be obligated to take Remedial Action or grant a credit in lieu of Remedial Action with regard to any Cosmetic Condition, which is defined as an aesthetic imperfection which does not affect the Working Condition of the item, including corrosion; tears; worn spots; discoloration of floor covering or wallpaper or window treatments; missing or torn screens; nail holes; scratches; dents; chips; caulking; pitted pool surfaces; minor cracks in windows, driveways, sidewalks, pool/spa decks and garage, tile, lanai and patio floors; and cracked roof tiles, curling or worn shingles and limited roof life, so long as there is no evidence of structural damage or leakage.

No cost to repair or replace any Systems and Equipment item shall exceed the fair market value of that item if it were in Working Condition.

FAR BAR CONTRACT
Torn screens (including pool and patio screens), fogged windows, and missing roof tiles or shingles shall be repaired or replaced by Seller prior to Closing. Seller is not required to repair or replace "Cosmetic Conditions" (defined below), unless the Cosmetic Conditions resulted from a defect in an item Seller is obligated to repair or replace. "Working Condition" means operating in the manner in which the item was designed to operate. "Cosmetic Conditions" means aesthetic imperfections that do not affect Working Condition of the item, including, but not limited to: pitted mar cite; tears,  worn spots and discoloration of floor coverings, wallpapers, or window treatments; nail holes, scrapes, scratches, dents, chips or caulking in ceilings, walls, flooring, tile, fixtures, or mirrors; and minor cracks in walls, floor tiles, windows, driveways, sidewalks, pool decks, and garage and patio floors. Cracked roof tiles, curling or worn shingles, or limited roof life shall not be considered defects Seller must repair or replace, so long as there is no evidence of actual leaks, leakage or structural damage.

In Collier County, the NABOR contract is almost always used.  In Lee County and almost the rest of the state of Florida, the FAR BAR Contract is used.  You are encouraged to speak with an attorney prior to signing any contracts.

Here is a very informative article published by John Prete of House Master, an inspection company in Naples. The article was a topic of discussion with Realtors, but it is very informative that it would help put the goal of the inspection into perspective for all parties to a contract.

Know Your Contract Before You Inspect
Having given many talks to REALTORS, from those who were newly licensed to veterans in our industry, something of paramount importance that I always stress is to know your contract.  And while the section of the contract concerning home inspections is relatively brief, there always seems to be questions and uncertainties.  Knowing your contract allows you to work confidently with your client, the seller, and the listing agent, as well as the home inspector so you can work through any issues that arise and skillfully negotiate a resolve without adding to what can often turn into a contentious situation.  If you feel intimidated by contracts or legal language, there are many wonderful real estate attorneys who what your business and would be willing to spend some time explaining contract provisions and some of the most common pitfalls during a transaction.

Also, I can never stress enough the importance of having a conversation with your client BEFORE the inspection.  Most clients have in their mind that if the home inspector puts it on the report, the seller will be required to repair or replace it.  This is where your knowledge of the contract matters most.  A Realtor's confidence in their knowledge of the contract is "felt" by the client.  It adds to the professionalism of the Realtor and the client's confidence in you.  They pay more attention to you, and it allows you to be in greater control during negotiations.

The talk you have with the client sets up their expectations for the inspection and the report that follows.  you need to explain what an inspection is and, maybe more importantly, what an inspection isn't.  The inspection is NOT a pass/fail for the home, nor is the inspection report a to-do list for the seller.  The inspector is there for the benefit of the buyer, to tell them everything we can about the home (within the scope of the inspection) so there are no surprises when the buyer moves into their new home.  Oftentimes, this means the report may be lengthy, with comments on many elements of the home that do not rise to the level of requiring repair or replacement but may be suffering from "deferred maintenance" or age and the normal wear that comes with years of use.

As a Realtor, you need to communicate clearly that there will probably be money items that are not the responsibility of the seller to repair, replace, or proffer credit for.  Many times, I have told Realtors the seven words to say that will eliminate 70 percent of the problems: "You Are Not Buying A New House!" Explain the difference between items with age, normal wear, and cosmetic issues versus items that are legitimately broken or defective.  Setting the expectations before the inspection will help your client better digest the home inspection report and allow you to help them effectively negotiate the truly meaningful items.

Always keep in mind that we (home inspectors) are not the enemy.  We have no desire or motivations to kill your deal.  That brings no joy to anyone in the transaction.  We are like umpires - unbiased, there to call the proverbial "balls and strikes."  We report on what we see.  While our goal is to educate the client about the home so they can make an informed decision, we want to b help all the parties work through the inspection process.  When there are questions about the report, we always encourage the client and the Realtors (even the seller) to call the inspector anad ask questions and discuss the concerns.  While we are not sees that can prognosticate, and we are human and sometimes make mistakes, we endeavor to be as truthful and accurate as possible about the elements on which we inspect and report.

John Prete is the owner of HouseMaster.  He has been an inspector for 18 years and has performed dover 5,500 inspections.  In addition to being a Florida licensed home inspector, John is also a Florida Certified General Contractor, mold assessor, radon technician, and WDO/termite inspector.  John earned a Bachelor’s of Accountancy from George Washing ton University, CPA designation from the state of Maryland, and an International Masters of Business from Florida International University.