I once sold a brand-new home on Florida’s Treasure Coast where the plumbing didn’t work properly. No one had ever lived in the house, and looking at the finished floors, you would never have guessed what was underneath them. The pipes beneath the concrete slab had collapsed. Fixing them meant jackhammering through the slab, repairing the pipes, pouring new concrete and replacing the flooring.
When buyers ask whether I’d recommend a home inspection on new construction, that house is one reason I say yes. Another is a home I saw recently that was only three years old. The inspection turned up cracked roof tiles that my buyers had no reason to suspect when they walked through the front door.
In this episode of Florida Explained, I share what happened in those homes and how another Treasure Coast buyer used his inspection findings to negotiate a credit toward a septic drain field replacement.
What can a home inspection tell you that a listing can’t?
One of my buyers was considering a home with what we were told was a two-year-old roof and a newer air-conditioning system. Both sounded reassuring, especially to someone trying to anticipate expenses after closing. During the inspection process, we learned that the air conditioner wasn’t operating properly and the roof was actually four years old. The bigger concern was a collapsed septic drain field.
I wouldn’t have been troubled by the age of a four-year-old roof. What mattered was getting the age right so my buyer could give his insurance agent accurate information. The air conditioner raised a different question. We knew it was newer, but my buyer still needed to know why it wasn’t cooling properly and what it would take to fix it.
Which findings in a home inspection report deserve a closer look?
A report can run dozens of pages once the inspector includes photographs, notes and recommendations. When I sit down with buyers to review one, we look at what each finding would mean if they owned the house. A loose doorknob or a spot that needs caulk can go on a maintenance list. If the inspector finds moisture coming through a wall, I want my buyer to understand where the water is coming from and how much damage it may have caused before deciding how to proceed.
Here on the Treasure Coast, I pay particular attention to roof condition and permit history, air conditioning, plumbing, electrical systems, hurricane protection and signs of water intrusion. If the home has a septic system, the condition of the drain field matters, too. The property and the inspector’s findings help us decide whether we need a roofer, an HVAC contractor, a plumber or a septic professional to take a closer look.
When is it worth paying for a specialist?
The buyer with the collapsed drain field spent almost $3,000 in total on the general inspection and additional professional evaluations. That was a decision he made based on the problems we were investigating at this particular house. By the time we went back to the seller, we could explain what had failed, support it with professional findings and ask for a credit toward replacement.
My buyer was prepared to cancel under the terms of his contract if we couldn’t resolve the issue. The seller agreed to the credit, and when I recorded the video, the transaction was moving toward closing. My buyer still wanted the house. What he needed to know was what he’d be taking on and how much of that expense he’d be responsible for.
If you’re buying in Stuart, Palm City, Jensen Beach, Hobe Sound or Port St. Lucie, my advice is to leave room in your plans for an inspection, even when the paint is fresh and the roof is new. Once you know what needs attention, you can decide which repairs you’re comfortable handling and which ones you want addressed before you own the home.
If you’re shopping for a home in Stuart, Jensen Beach, Palm City, Hobe Sound, Hutchinson Island or Port St. Lucie from out of town, send me the listing and tell me what caught your eye. Contact me at Lifestyle Realty Group. If you have questions about inspections or what to ask before making an offer, contact me. For more examples from local buyers and sellers I’ve worked with, watch Florida Explained on YouTube.