Thread: Seeking CT Home Inspector

I'm about to buy a home in Northeast CT (Ashford) and figured I would try to find a licensed Home Inspector not referred by my agent. Googling found this site. It's great to see home inspections from the other side (dealing with home buyers, agents, etc.).

So, contact me at cjd st sportsmogul dot com.

Also, I'm curious if anyone has data on negotiations that take place after home inspections. In other words, a home inspection often leads to an adjustment in the price. I realize that isn't the purpose of the inspection, but I'm curious if there's a ballpark figure on how often this happens, and what the amount tends to be.

Thanks!

Clay

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There are probably regional groups in your area that you could google as well.

I doubt there are any data on values from negotiations. There's a point a seller simply won't drop below, regardless of what was found, and the deal falls through. Conversely, there's a point where a buyer simply decides that it is too much to deal with regardless of price reductions. I don't know about most of the inspectors here, but I'm not part of those negotiations. I 'arm' the buyer with my report and may consult on methods or do follow-up inspections, but I don't get involved in pricing.

I know Realtor groups track the difference between asking and selling prices, but that obviously includes more factors than just the inspection. They would also have a better sense of how much an inspection affects the price, but a lot of them have, ah, less-than-favorable opinions of home inspectors.

Another factor is the rare (for me) inspection performed prior to an offer being made. Most Realtors will say that is not 'allowed', and in practice most sellers won't allow it, but in this market with houses sitting empty for long periods of time it makes sense. I did one the other day; found easily $10k worth of repairs, potentially twice that, on a house listed for $70k. Some of the things were probably built into the price, but others clearly weren't.

I will say this, it is an extremely rare house that I don't find more defects than my fee cost.

If you're looking for an inspector in CT try the home site of the Connecticut Association Of Home Inspectors (CAHI). Connecticut Association Of Home Inspectors »
They have been helping people find properly licensed inspectors for 20 years.

Originally Posted by Clay Dreslough

In other words, a home inspection often leads to an adjustment in the price. I realize that isn't the purpose of the inspection, ...

It isn't?

Many of my clients did not know that.

The purpose of the inspection is to advise the client as to the condition of the house, i.e., what is wrong with the house (the client really does not care what is 'not wrong' with the house).

The reason they want to know what 'is wrong' is to be able to make a judgement call on whether to buy the house (i.e., I can afford to fix it up), not buy the house (i.e., I cannot afford to fix it up), or to have the seller fix it up for them (i.e., give me enough money so I can afford to fix it up ... then I will use that money to remodel the house to be like I want it).

From the latter of the above comes the true meaning of life as home inspectors, agents, buyers and sellers know it - buyer to seller - you have two choices:
- 1) reduce the price of the house so it is reasonable for what its condition is
- 2) give me $xx,xxx back at closing and I will pay your price for it (or almost your price for it).

Many years ago, 1) above was the choice of many buyers, then I started pointing out that 2) makes for a better choice overall because:
- a) it helps keep the prices up instead of helping to keep lowering the prices
- b) it is the cheapest way to borrow large sums of money at a very low interest rate
- c) you get to use the money
- d) someone else gets to pay the money back when you sell the house
- e) I am sure there are other reasons for choosing 2) which I have forgotten about

So, I guess, if you reduce this down to its lowest common denominator, the reason to have the house inspected *is* to get a better deal on the house.