I appreciate the answer emma1420, but won't areas of concern be in their report?

I have no concerns. It'll have to be something I can't see. I see no cracks, leaks, saggy floors, foundation issues, mold... it's very solidly built, I saw the old fuse box sitting on the basement floor and the newer fuse box, which rather indicated to me it's fairly new wiring? I know the roof is new, the kitchen is new. I guess it leaves plumbing and electrical? Which I totally wouldn't crawl into to see? And would be monstrous enough to repair, this deal will fall through :( Those issues will kill it for me.

I would never not go - but Ive only bought/made offers on older houses with issues. A good inspector can do more than just give you a thumbs up, or down. Can also provide ballpark nos for costs of repairing, updating or adding on to the house, can give recommendations for who to do the work, or how you might do it yourself , can also tell you about just about every weird quirky thing you might find in an old house - some are better than others though so you might want to talk to them before to see what their knowledge is re your type of house. If he does find something that's not good, wouldn't you want to see it with your own eyes? Picture worth 1000 words as the saying goes.

Granted, the last time I had an inspection was over a decade ago, but I found it useful because there were many things I wouldn't have thought to check that the inspected looked at. Now I've been a homeowner for many years, I would definitely go to the inspection, if for no other reason than I want to see how they are checking the home. When I moved into my current house, there were many smaller things that the inspector should have found but didn't. So I want to make sure that any future inspector is being more thorough. However, I also plan on hiring a structural engineer to check my next house. Many homes have foundation issues that aren't apparent from visable inspection, and foundation issues can cost tens of thousands of dollars to fix.

I appreciate the input! I'm still thinking. Huh, maybe it's different here. They take pictures and explain things. I've always seen the report and said, nothing they didn't already say! Maybe I'm just lucky that way? If they didn't do what they were supposed to, I'm not sure there is recourse. Well, they'd get their fee back if you sue, but probably all that could happen. I really seriously doubt she'd be a bad inspector since I've worked with this realtor on other occasions and they have a lot of knowledge with all things realty. I guess that's my real trust. They know all the right people.

Structural engineer is a good idea though. Maybe that's what I should do. Hm.

Why wouldn't you? It's only a couple of hours of your life and it's a HUGE purchase. There's no reason that I can think of that would make me skip it.

Because everything they see is in the report? I think it's superfluous. I guess I'll go and maybe it'll be different this time.

;)

But a report doesn't answer any follow up questions that you might have and you can't engage a report in a conversation to make sure that you fully understand a point. ;)

I agree that "everything" is in the report with pictures. Still, I found that there are always things mentioned in conversation, more personal opinions, etc. that won't show up in the official report. Also, you can always ask questions.

We just attended the inspection of the house we are buying. I was glad we were there. While the house is in almost pristine condition, it gave us a chance to talk with the inspector about things he found, and even just to hear his comments about the positives was useful. Also, it gave us another chance to get in the house and really examine things and take measurements in preparation for our move there.

I didnt find that "everything" was in the report - just condition of house. None of the "how to" info. My guy laid out not only one but multiple options for lots of stuff - even stuff that didnt need fixing now, but improvements I might want to do down the line. Thats not going to be in the report. For that reason its good to take along a tape recorder and notebook for notes.

Guess it just depends what you want to get out of it!

That really helps! I hadn't thought of taking measurements and my pictures. I could do that too. Added benefit!

I can't fathom why you would not go! Talk to the H.I. Get an idea of his competency. Make a friend. People don't always want to put everything they find in a written report, but will *tell* you those things off the cuff. You may have questions that wouldn't be covered in the report.

Assume *nothing*.

Total waste of time! He had pictures of every last thing we talked about in his 36 page report. And nothing I didn't already see and/or know. Maybe I am more observant than a lot of other people? He got to where he was asking me what I was laughing at when I was walking around taking pictures because I see stuff and say "What the?!" when it's weird. Like the miters on the porch railings were a bit off. The ended up straight in the end, but it' short a spot or two. Minor, minor stuff.

The only thing he told me that might be of use to me is, my new roof won't last 25 years, and when I do replace it, pick something more heat tolerant than they picked. And I had no questions. I even addressed one of his issues. He said no closets in two of your "bed"rooms. I told him where and how I planned to remedy one of the rooms. The other is now an office.

So this time you considered it a waste of time. Maybe next time you buy a house it won't be. Is your time so valuable that a couple of hours every five years or so is such a big deal? I've wasted that much time picking my toenails.

Three times in a row I consider a waste of time. Every ten or so years, not five. But, I think the problem does lie in the fact that I look at houses with a suspicious eye and know water damage when I see it, wires in junction boxes with no lid on them, wood sticking out where it should be covered... Or maybe we just have fantastic inspectors here whose reports reflect it all? I'm just lucky! Whose to say inspections in person are for everyone? I must not be one who needs to be there. Oh well. As long as he is there, I am covered.

If you considered it a waste of time three times in a row, why did you even ask for opinions?

rah,

Exactly. Makes one wonder why he posted. Wait. I know. lol

She (check out the avatar! It's dang obvious). And it was two other times, this was the third.

I posted to make totally sure I'd thought it through. Sometimes, someone says something that shows me I hadn't, but I had. Glad others get something out of going. Off to scrutinize the report and figure out what needs to be addressed before finalizing the house.

Even if it's a waste twenty times, the one time it isn't will be worth the minuscule amount of time that you've committed to being there.

It's sort of like how it's a waste of time wearing your seatbelt 99.999% of the time that you hop into a car and drive somewhere. But you'll be happy that you wasted the effort 'clicking it' all those other times when you actually get into an accident.

Wrong!

If I'd said do not get the house inspected at all, because it's a waste, that would be like not wearing seatbelt.

That's another example, but my analogy is still applicable.

You might learn something by talking to the inspector directly, you might not.

An inspection might catch something, it might not.

A seat belt might save your life, it might not.

ALL of the above are valid statements.

But whatever ... you obviously have your opinion and I have mine. Put me in the category of people that don't understand why you asked in the first place since your opinion is so hard set.

Now that I am at the end of the process... I may be really different in this respect. I went to the "final" walk through this week and truly checked all that we'd asked for, and used my inspector's notes (not the one from the appraiser) and my realtor's letter requesting them to fix things. I picked apart all that we wanted. I really really made sure. And whatever hasn't been done to my satisfaction, we re-requested it get done. I won't close with them next week if they fail anything. This is where the rubber meets the road to me. It's one thing to give it a good going over, so as to pick and choose the battles, it's another to make sure they fix what truly needs to be done by them, and what I can just do myself. They have to fix anything plumbing or electrical, but I can caulk some holes that are here and there. For instance.

I will have the inspector go again and make double sure it's all done. Maybe I operate differently. In case there are others who are out there and wanted an alternate idea. Don't leave the inspection(s) undone and have a couple of fail safes. Even if that means hiring a structural engineer, as an example.

You can operate however you want. I doubt anyone here really cares whether you went or not. However, you asked for opinions and you got them - not sure why such a defensive tone in your posts and need to hammer home how "different" you are. Most people want to attend the inspection, even if it is just for another chance to see the house. As to other buyers who opt out of attending home inspections, well they likely won't be looking here for advice or to validate that decision.

I agree. I don't know why you asked the question.

No need to keep saying you don't know why I asked the question, since I answered that. Try reading more thoroughly.

You have no idea who reads here, and there is more than one way to get things done. But I am sure glad you're an expert on all things forum related. Well, that, and the only way to use the home inspection.

I wouldn't not go to an inspection either. For one thing, I'd be sussing out the inspector who was sussing out the house. I don't have much faith in anyone who isn't a very practical minded sort of person and as for 'new' things not causing a concern, forget it. I trust no one in the building trade. Too many shoddy people in it for a quick buck.

What about the seller? I had never thought of going to the inspection when we sold previous homes, but recently a friend with a beautiful, updated, nearly pristine home had some issues with an inspection. A couple problems were noted and when they looked into addressing the problem the first inspector noted three different professionals who came out to take care of the issue said there was no issue. The owners are very capable---the wife's father built and sold homes for a living and all of the family, including the kids when they were old enough, were involved, her husband is an HVAC guy with good construction skills as well. Together they have built one house and taken two other homes down to the studs and remodeled it. They couldn't find the issue either, and ended up with daily emails from the buyer's realtor DEMANDING that they fix a problem that no one could find. It all ended well, but it caused them considerable stress for several weeks. Since hearing about their experience, I'm wondering if there is benefit in the seller being there? I wouldn't want to be perceived as trying to influence the inspection but would like to be there to answer questions that come up or clarify something, if needed.

^ since the buyer pays for the inspection, I'm not sure the seller has the option to attend unless invited. Personally I wouldn't want it. I could just imagine them following the inspector around, trying to explain away any issues. It just seems like asking for trouble.

A situation like the one you mention sort of came up in ours a couple of months ago. Our inspector noted that the flue was broken or not opening/closing correctly on the fireplace. We asked the sellers to fix it. They responded that they've never had a problem and they don't believe it to be broken. That was the end of it. Wasn't worth making a fuss.