Buying a HomeSelling Your Home December 27, 2022

Do I really need a home inspection? 

Recently, I talked with Andy Torgerson of 360 Home Check about the different types of inspections for buyers and sellers.   


Before buying or selling a home, it’s vital to have an inspection done to know the home’s condition.  Most homes have at least a few things come up on their inspection.   


After either inspection is completed, you’ll get a report.  It is anywhere from a few to 50+ pages, depending on the home and type of inspection.  We recommend going through the report in detail to see what needs to be fixed on the house before buying or selling.   


Pre-Listing Home Inspection 

This type of inspection is for the sellers.  Golden Door Utah always pays for this inspection as part of the listing package.  This type of inspection is less detailed than the Comprehensive Inspection conducted for the buyer.    


The primary purpose is to check out the major systems so the seller knows the condition before listing the home. It puts the seller in the driver’s seat so they know the house’s state and what repairs the buyer may ask for.  


A few examples of things found on a recent Pre-Listing Inspection were:  

  • Clean out the window wells 
  • Settled sidewalk – for something like this, you would wait to see if the buyer asks for it to be lifted. 
  • Broken garage door spring (replace the springs) 
  • Downstairs sink drains slow 
  • Change the smoke detector batteries 
  • Change the furnace filter 
  • Change the light bulb in the microwave 
  • Confirm the doorbell works 


This particular home was in excellent condition; just a few (mostly) minor things needed to be fixed to make it more appealing to a buyer.  


Comprehensive Buyer Inspection 

When a buyer is shopping for a home, they only spend a few minutes in each home before deciding whether to put in an offer or not. There is not enough time to thoroughly assess a home’s condition.  

I recommend a Comprehensive Buyer Inspection during your due diligence period. This will report the condition of the home. After the inspection, the buyer and seller may negotiate the items to be repaired. If they don’t, it may result in a buyer backing out.  


If the seller does agree to fix anything after the inspection, the real estate agent will draft an addendum called Resolution of Due Diligence. Both parties will sign the agreement.  Before closing on the home, the buyer will walk through to ensure the repairs have been completed as agreed. It often gives the buyer peace of mind moving into their new home. 


The inspection for the buyer is much more detailed than the Pre-Listing Home Inspection. The home inspector will inspect everything from the foundation to the roof. He’ll also note the appliances and the furnace’s condition, confirm the plumbing is working properly, and that the electrical is wired correctly.  The serial numbers and model numbers are also documented in the report.  


Also included with the report is a sort-of manual to their house that shows things like where the water shut-off valve and electrical boxes are.  Andy also provides his clients with a subscription to Homebinder. It’s an online management software that helps take care of your house. It has manuals, reminders, recalls, etc.  


A Comprehensive Buyer Inspection gives the homebuyer confidence that they are buying a home in good condition.  


Whether you are buying or selling a home, an inspection is a critical step.  If you need help navigating the real estate process, I can help!