Sold my house at the beach in three days and then....

pottydoc

AC Man said:

Well I received two signed contracts today for slightly above asking price. Both single women. One is an investor. Makes me think I'm selling too low yeah, but heck I had to talk the realtor up $25,000 from what he wanted to list it at.

I signed and accepted the contract waiting on the inspector. I know the bank inspection as far as electric plumbing mechanical Roofing termites xcetera will be good if they try to beat me up on odds-and-ends they can kiss my ****. Take it or leave it. We spent $35,000 upgrading my mom's house when she moved out and then the inspector came up with another twenty-six thousand in repairs we accepted it because we were tired of dealing with it. That ain't happening here those home inspectors are the death nail in real estate. I know several of them and they are egomaniacs trying to prove their point in earned their three hundred bucks. They scare the home buyers to death and kill sales unless you got a Savvy buyer.

Home inspectors suck. Very, very, few of them have any training in building, and most have never one any type o construction in their life. Florida requires them to take a 50 hour  course (used to be no training at all) and that’s all there requirement to tell people what’s supposedly wrong with their home or building. AC is dead on with his comments. 

Bimini_Twisted

The guy I bought my house from was an executive that was getting relocated, and the house was being sold by the relocation company. They were guaranteeing it, and technically they took possession before selling it to me as part of their deal with him.

That guy got totally tooled by the relo company, but to my benefit. 

First, they did the mother of all inspections, complete with engineering reports on the foundation and deck. This thing was much more through than any inspection I would of had done. The kicker is they forced the seller to fix anything that showed up on that report prior to the sale. They had to have about 15K of work actually done, not just knocked of the price.

Never sell your house through a relocation company.

Turner River Terror

I use to make my living off them Inspection Reports..
I knew about every Realtor in Marco Island and Naples . All High Dollar houses.
The Inspection reports were my bread and butter.
When I listed my house the Contract said As Is.
I knew the game
When your selling a 200 K to 20 Million K house a couple grand in repairs for Buyer security / Feel Good is golden and 5 K in repairs is nothing..
Seller will not allow an Inspection...Your Dead.

FloridaOD

$20,000 deposit suggests a beach property selling @ low dollar, comparatively.

AC Man

FloridaOD said:

$20,000 deposit suggests a beach property selling @ low dollar, comparatively.

I don't know about that I've got two offers on the table with $5,000 down. I accepted one of them and waiting on the home inspector. I can't wait to hear what he says and unless he finds something that I don't know after owning the house for 10 years I'm going to tell him and the buyer take it or leave it. No discounts. House is already priced to sell. Everybody knows there's going to be minor repairs or upgrades. Part of the purchase

King_Me

I have a house that was built back in 1973, obviously building codes have been changed over that time.  Eventually I'm selling it, I just don't know what to expect from the inspection.  I know the electrical box will probably be an issue along with the roof coming close to being 20 years since replaced. And there's some evidence of settling with a few cracks in a wall and porch area.

dave44

AC Man said:

FloridaOD said:

$20,000 deposit suggests a beach property selling @ low dollar, comparatively.

I don't know about that I've got two offers on the table with $5,000 down. I accepted one of them and waiting on the home inspector. I can't wait to hear what he says and unless he finds something that I don't know after owning the house for 10 years I'm going to tell him and the buyer take it or leave it. No discounts. House is already priced to sell. Everybody knows there's going to be minor repairs or upgrades. Part of the purchase

Earnest money? 

pottydoc

King_Me said:

I have a house that was built back in 1973, obviously building codes have been changed over that time.  Eventually I'm selling it, I just don't know what to expect from the inspection.  I know the electrical box will probably be an issue along with the roof coming close to being 20 years since replaced. And there's some evidence of settling with a few cracks in a wall and porch area.

List the house as is. They cannot make you bring it up to code. I suspect the home idiot. I mean inspector, will find
$1000's that the buyer will try to get the price down, but will never fix. Tell them iits listed as is, and to make a fair offer, or don't waste your time.

King_Me

pottydoc said:

King_Me said:

I have a house that was built back in 1973, obviously building codes have been changed over that time.  Eventually I'm selling it, I just don't know what to expect from the inspection.  I know the electrical box will probably be an issue along with the roof coming close to being 20 years since replaced. And there's some evidence of settling with a few cracks in a wall and porch area.

List the house as is. They cannot make you bring it up to code. I suspect the home idiot. I mean inspector, will find
$1000's that the buyer will try to get the price down, but will never fix. Tell them iits listed as is, and to make a fair offer, or don't waste your time.

If they finance it, don't most loan companies want a clean inspection?  Will be a few years before I consider selling it, just something I always have on my mind.

cadman

King_Me said:

pottydoc said:

King_Me said:

I have a house that was built back in 1973, obviously building codes have been changed over that time.  Eventually I'm selling it, I just don't know what to expect from the inspection.  I know the electrical box will probably be an issue along with the roof coming close to being 20 years since replaced. And there's some evidence of settling with a few cracks in a wall and porch area.

List the house as is. They cannot make you bring it up to code. I suspect the home idiot. I mean inspector, will find
$1000's that the buyer will try to get the price down, but will never fix. Tell them iits listed as is, and to make a fair offer, or don't waste your time.

If they finance it, don't most loan companies want a clean inspection?  Will be a few years before I consider selling it, just something I always have on my mind.

Things like the roof, plumbing, some electrical or structural issues may impact their ability to get a loan or insurance.  

King_Me

cadman said:

King_Me said:

pottydoc said:

King_Me said:

I have a house that was built back in 1973, obviously building codes have been changed over that time.  Eventually I'm selling it, I just don't know what to expect from the inspection.  I know the electrical box will probably be an issue along with the roof coming close to being 20 years since replaced. And there's some evidence of settling with a few cracks in a wall and porch area.

List the house as is. They cannot make you bring it up to code. I suspect the home idiot. I mean inspector, will find
$1000's that the buyer will try to get the price down, but will never fix. Tell them iits listed as is, and to make a fair offer, or don't waste your time.

If they finance it, don't most loan companies want a clean inspection?  Will be a few years before I consider selling it, just something I always have on my mind.

Things like the roof, plumbing, some electrical or structural issues may impact their ability to get a loan or insurance.  

Roof replacement is coming up being 20 years old now, I have always planned on replacing the old FPE electric panel at some point. 

I have had the same home owners insurance policy for about 15 years now, I'm afraid to switch companies as it would mean getting a inspection done.

swampdog

I had an inspection coming up several years ago. I told the inspector that I couldn’t vouch for the irrigation and not to turn it on. Well....when I went over later the water had been turned off. I turned it on and heard water gushing out back. Yep - he had to turn it on and started fiddling with zones and broke a valve. I confronted him, and all he said was, he goofed. I called the business and complained about him not listening. He also wrote up a problem with the electrical box that was actually to original code when the house was built. I upgraded it anyway. On the irrigation, I capped the line and disconnected the main supply. Sold the house! Guy was a waste of everyone’s time but his.

cadman

King_Me said:

cadman said:

King_Me said:

pottydoc said:

King_Me said:

I have a house that was built back in 1973, obviously building codes have been changed over that time.  Eventually I'm selling it, I just don't know what to expect from the inspection.  I know the electrical box will probably be an issue along with the roof coming close to being 20 years since replaced. And there's some evidence of settling with a few cracks in a wall and porch area.

List the house as is. They cannot make you bring it up to code. I suspect the home idiot. I mean inspector, will find
$1000's that the buyer will try to get the price down, but will never fix. Tell them iits listed as is, and to make a fair offer, or don't waste your time.

If they finance it, don't most loan companies want a clean inspection?  Will be a few years before I consider selling it, just something I always have on my mind.

Things like the roof, plumbing, some electrical or structural issues may impact their ability to get a loan or insurance.  

Roof replacement is coming up being 20 years old now, I have always planned on replacing the old FPE electric panel at some point. 

I have had the same home owners insurance policy for about 15 years now, I'm afraid to switch companies as it would mean getting a inspection done.

My insurance at my old house sent me a notice after 20 years to have the roof replaced or inspected. They sent another at 25 years and I replaced it then. 

pottydoc

King_Me said:

pottydoc said:

King_Me said:

I have a house that was built back in 1973, obviously building codes have been changed over that time.  Eventually I'm selling it, I just don't know what to expect from the inspection.  I know the electrical box will probably be an issue along with the roof coming close to being 20 years since replaced. And there's some evidence of settling with a few cracks in a wall and porch area.

List the house as is. They cannot make you bring it up to code. I suspect the home idiot. I mean inspector, will find
$1000's that the buyer will try to get the price down, but will never fix. Tell them iits listed as is, and to make a fair offer, or don't waste your time.

If they finance it, don't most loan companies want a clean inspection?  Will be a few years before I consider selling it, just something I always have on my mind.

The bank is going to have their lengthy do an inspection. They understand even a new house can have some minor issues. As long as there's no major problems, and the appraisal is good, they are not to worried about outdated appliances, wore out carpet, that kind of stuff. In your case they might want the panel box changed out, and have issues with the roof. 

pottydoc

cadman said:

King_Me said:

pottydoc said:

King_Me said:

I have a house that was built back in 1973, obviously building codes have been changed over that time.  Eventually I'm selling it, I just don't know what to expect from the inspection.  I know the electrical box will probably be an issue along with the roof coming close to being 20 years since replaced. And there's some evidence of settling with a few cracks in a wall and porch area.

List the house as is. They cannot make you bring it up to code. I suspect the home idiot. I mean inspector, will find
$1000's that the buyer will try to get the price down, but will never fix. Tell them iits listed as is, and to make a fair offer, or don't waste your time.

If they finance it, don't most loan companies want a clean inspection?  Will be a few years before I consider selling it, just something I always have on my mind.

Things like the roof, plumbing, some electrical or structural issues may impact their ability to get a loan or insurance.  

What Cad said. Minor things won't affect a buyers loan, though. 

AC Man

Long story short everybody that wants to buy the house is offering asking price or slightly over asking price but they all want to finance the max 85% is this because of the low interest rate? I've Been Told all buyers could pay cash if they wanted to.

 still waiting on the inspection report

King_Me

AC Man said:

Long story short everybody that wants to buy the house is offering asking price or slightly over asking price but they all want to finance the max 85% is this because of the low interest rate? I've Been Told all buyers could pay cash if they wanted to.

 still waiting on the inspection report

All my offers were financing too.  Figure on 20 days before you close on the financing deals.

Your doing a inspection before securing a buyer?  I always thought you took an offer then started that process?

AC Man

King_Me said:

AC Man said:

Long story short everybody that wants to buy the house is offering asking price or slightly over asking price but they all want to finance the max 85% is this because of the low interest rate? I've Been Told all buyers could pay cash if they wanted to.

 still waiting on the inspection report

All my offers were financing too.  Figure on 20 days before you close on the financing deals.

Your doing a inspection before securing a buyer?  I always thought you took an offer then started that process?

Yes, took the conventional path. Realtor took deposit and buyer scheduled inspection. Which was done Sunday. So I'm in hold mode.

AC Man

As I said before home inspectors are the devil unless you know better. Of course the home inspector on the house I'm selling at the beach has a 25-page report out of every possible thing wrong with the house every stain water leak from 25 years ago 

I told the realtor to tell the prospective buyers at home inspectors can f off they're all Crooks egomaniacs looking out for themselves. It's a joke. Hous sold as is. And there is nothing wrong structurally with the house it is pristine.

Prospective buyers agreed they blew off the home inspector closing date coming soon hopefully you never know Till it is  it done deal

pottydoc

As soon as someone sees a 25 page list, and the house is still standing, they ought to know better. Finding that much crap is just a way for the inspector to justify the $500.00 or more he just screwed out of someone. Glad the buyers ignored it AC, hopefully the rest of the sale goes easy. 

King_Me

Well they have to find something wrong or they will think they're not doing their job....lol  Thank God the inspection that I got just had some minor things like sprinklers not in right direction and things like that.

The home inspection that I got had like 3 severity levels where level 1 would be a RED flag.  I only got one from a very small leak from a toilet water valve.  Easy fix, did it myself.  Everything else noted on the report was considered minor.

AC Man

King_Me said:

Well they have to find something wrong or they will think they're not doing their job....lol  Thank God the inspection that I got just had some minor things like sprinklers not in right direction and things like that.

The home inspection that I got had like 3 severity levels where level 1 would be a RED flag.  I only got one from a very small leak from a toilet water valve.  Easy fix, did it myself.  Everything else noted on the report was considered minor.

My buddy just sold a modest house and the inspector turned on and off every water valve to a toilet and sink. Of course about half of a bleat because they all suck and the buyers made him replace all of the water valves to the toilets the kitchen sink and the bathroom sinks. Also if they see any water damage under a sink they say you have water leaks even though they were fixed many years ago. It's the biggest crooked business going right now. I hate them all

The guys that inspected my house ripped it to shreds tore up every single thing about the house. Like I said before there are all Crooks and egomaniacs. Fortunately the people that want to buy my house said they're willing to overlook everything that the inspector says. Thank God!

Hopefully the bank and the insurance company will. I'll believe it when I see it

Whatever happened to the four point inspection and buying a house as is?

Bimini_Twisted

One prospective buyer wanted to do some sort of fancy mold inspection, like tearing into walls and removing moldings and such. 

I said no way, and went with another buyer that just did a normal inspection, and bought it as is.

It was an old Florida house, and things had leaked over the years, if that guy had found something and advised me, even if he backed out I would of had to disclose it.

Though his dipstick inspector couldn't tell the difference between drip irrigation lines and low voltage lighting wire, and 110V wires in the planting beds. There was no 110V, and since I was out of town, I just had a guy rip it all out. His loss.  

AC Man

Inspector said on my two story house every door has water leakage. Of course! When you get hurricanes and you were three hundred feet from the beach with a hundred mile an hour winds and rain blowing you get water intrusion it's very slight just some very slight discoloration in the paint and they tell you that all of your doors leak. Got to Kill Them All

King_Me

I also found out that if they do find something major wrong with a house the sellers have to disclose it if they take it off the market and re-list it.  At least this is in Palm Beach county.

pottydoc

The biggest issue is that most people think inspectors have years of training and knowledge about building and construction. After all, their website and business cards say they are “Certified “. They have no idea that anyone can get that title, and have never driven a nail before. There are a few that are actually qualified, but those are former or current building contractors. To get a Certified Contractors License in the State of Florida requires at least five years experience in trade, and. two day exam. Plus a financial and background check. There’s more to it than those things, but I am not gonna bother listing them. Home inspectors take a little 50 hour on line class, and a trip to
the tax collectors office to get a business license. 

pottydoc

AC Man said:

King_Me said:

Well they have to find something wrong or they will think they're not doing their job....lol  Thank God the inspection that I got just had some minor things like sprinklers not in right direction and things like that.

The home inspection that I got had like 3 severity levels where level 1 would be a RED flag.  I only got one from a very small leak from a toilet water valve.  Easy fix, did it myself.  Everything else noted on the report was considered minor.

My buddy just sold a modest house and the inspector turned on and off every water valve to a toilet and sink. Of course about half of a bleat because they all suck and the buyers made him replace all of the water valves to the toilets the kitchen sink and the bathroom sinks. Also if they see any water damage under a sink they say you have water leaks even though they were fixed many years ago. It's the biggest crooked business going right now. I hate them all

The guys that inspected my house ripped it to shreds tore up every single thing about the house. Like I said before there are all Crooks and egomaniacs. Fortunately the people that want to buy my house said they're willing to overlook everything that the inspector says. Thank God!

Hopefully the bank and the insurance company will. I'll believe it when I see it

Whatever happened to the four point inspection and buying a house as is?

I’ve been in a bunch of them where the dumb axx inspector wrote up valves because they “only turned 1/4 turn”. Yeah, moron, that’s because they’re made that way. 1/4 turn on or off. I have watched them stand in the road outside a house with binoculars counting up and across barrel roof tiles, to “find” bad ones. I’m talking about brand new houses here, not older ones. Maybe there’s a few who are worth a dang, but they are very few and far between. 

Bimini_Twisted

King_Me said:

I also found out that if they do find something major wrong with a house the sellers have to disclose it if they take it off the market and re-list it.  At least this is in Palm Beach county.

That was my concern with the guy that wanted to do the fancy mold inspection. 

AC Man

Here is the kicker on my house anyway. The living room has the vaulted ceiling. There was a false 4 in Bean in the peak of the ceiling. It fell down years ago it was attached with Brad nails. Once it fell down I didn't do anything about it it was one by fours shut up there with a brad nailer. I looked into putting up a false beam styrofoam that looks like wood but it just never really bothered me.

 I don't know if it was the home inspector who are the owners but they hired a structural engineer they come in and examine this beam that was missing. Lol the dumbest thing I've ever heard. It's just a vaulted ceiling with a fake beam. They are all out of their mind.

pottydoc

Yeah, that's the kind of guy you want inspecting a house you're considering buying. One who can't tell at a glance what's decrative, or structural.  And most home inspectors are that guy.