quote:

Originally posted by old rugged cross:

Price is non-negotiable.

If that is the case then why are you even getting one?

Usually inspections are done to get some issues fixed or concessions from the seller.

Does not sound like that’s going to happen?

Like others have warned you, using an inspector that has a relationship to the seller is NOT a good idea.

Really hope you don’t get screwed here.

Radon test

I would run as fast as I could away from a agent that is trying to rep the buyer and seller and then picking the home inspector.
Its a LOSE,LOSE,LOSE for your interests.

Thanks oldbill. The reason for having it done is pretty obvious PA. To have a professional go over it and report his findings. Would be helpful to know things that need attention. Or worse case to find out it is a tear down. There is zero chance of me getting screwed. I plan to buy pretty much barring something like a huge sink whole about ready to swallow the property.
If there is something I absolutely do not like I can back out. I do not see that happening. And As I have already indicated. The house is pretty solid I believe. It will need some remodeling but it is pretty small so not a huge expense.
I think septic maybe an issue and am thinking that $15k or so might be requred to replace. Which would not shock me. It could be fine as well. We'll find out.

IF the home has a solar panel system , make sure the Inspector knows how to check it out . Many of them do not and will tell you to get a solar company to come inspect it.

quote:

Originally posted by BKile:
Have the sewer line system completely inspected utilizing a system that includes a camera (and record everything). Having to tear up concrete to replace sewer lines is VERY expensive.

Or have the inspector do a hydrostatic inspection of the sewer line. My house had a cracked pipe/joint under both ends of the house under master and other bedrooms. Fixing the pipe was no problem, but tunneling underneath, 8 feet on one end and 5 feet on the other end cost me $15 grand.
Simple test, they plug line going to septic and fill rest of pipes under the house with water. Wait a certain amount of time and lee if water levels drop. If they do, you have a leak.

Honestly, I'd hire the inspector myself to avoid any potential conflicts. Also, I question much of the validity these guys bring to the table. Last inspection I had done, was conducted by a pro, but I was the one who found a few major issues that impacted the home such as BATS. He missed it.

IMHO, have the Roof and HVAC checkout by a pros in the trades and the structure for bugs by an exterminator. You can find a lot with a long flat blade screwdriver and a good flashlight.

My next house I would hire two inspectors. Can't hurt to get a second set of eyes. I had one miss a major structural issue which cost us 15k.

Test for mold, all kinds. When people sell they use a lot of paint or whatever to cover up the mold.

quote:

Originally posted by old rugged cross:
Been involved in quite a few transactions over several decade. So involving inspections. But been a long time. A property I am purchasing is going to have an inspection soon. I cannot be present. The inspector has a good reputation. I am sure he is thorough. The realtor set it up.

Is there anything I should specifically request. The septic is going to be pumped and I assume inspected by another company.

Thanks guys.

I'm a Realtor and all I can say is, what in the fresh hell is this? The seller's agent is setting up the inspection and you're not allowed to be there? Not sure where you're located but in MA that's a huge no-no. If I'm the seller's agent I can't even recommend a home inspector, I can only give you the list of licensed home inspectors. And the buyers are supposed to be at the inspection, it's an opportunity to learn about the house as much as it is to find out about any potential issues.

Sounds like the seller's agent is on the wrong side of the ethics line.

Sorry Ryan, the "I cannot be present" comment was meant that I was unable to be present due to my own situation. Not that I was not allowed. In this state the realtor is allowed to represent both the seller and a buyer if it is agreed upon by both parties. I get that is in most cases not an ideal situation.

And as I said, I agree that the realtor is more the sellers agent than the buyers.
In my situation the realtor has been very good and forth coming so I have no issues with them.
The inspector is rock solid as far as I can tell. I will be looking forward to his report soon.

Being from the Northeast, would get a radon test. may not be relvent in your area.

-Radon
-Moisture
-Mold
-MOISTURE
-MOLD

Did I mention moisture testing and mold testing?

Ask me how I know