TOPIC: Contract sale Inspection

I have a client who has contacted me about inspecting two homes he has which he has sold on contract. One of these homes he just sold. And the other has been sold for 2 years now. He never had them inspected when he sold them, I guess, and he said that he was needing them inspected for his files.

My questions are: Is he just doing this because? Why is HE paying for this and not the Buyers? Why am I inspecting one 2 years after they purchased? What would be the need for an inspection on a house sold on contract to a buyer who is not the one ordering or paying for the inspection?

These are questions asked on here and not to the client. I would never want to talk a client out of an inspection if I don't have to.

I would love to hear any thoughts or suggestions on this matter.

Thanks

Scott Hand

My guess is that he flips homes and he wants an inspector to cover his butt. If something should happen to go wrong he has the inspectors report to fall back on. It then becomes the inspector's problem and not his.

Thankfully our reports are just snapshots in time!

I am confident in my report writing and in my attention to the details during an inspection.

What are somethings I should look out for? Or maybe somethings that I should pay closer attention to to avoid some wierd kind of drama with this particular inspection situation?

I would get into every possible thing short of tearing the place apart just to CYA. Just do your normal inspection but look at it as your having a peer review and if you miss a single thing your outta there.

Pay special attention to roof, structure, foundation and electrical and plumbing and moisture intrusion around exterior openings.

Look for signs of abandoned oil tanks, unused wells and septic systems, etc...

Use your nose a lot if you smell something funny try to locate what is causing that smell.

If you have thermal camera use it for yourself just to make sure everything is Kosher behind the walls. If not some guys swear by using an infrared/laser thermometer along the walls you'll come across temp differentials that may be moisture, which you'll then have to investigate.

And finally ask the owners if they have any problems.
It's nice to work for a client but ultimately you have to cover your own a## so get all the info you can from whatever source.

Contract sales vary dramatically given a whole host of circumstances.  Contract sales can include lease options, etc..  One party maybe trying to get credit for issues involving current condition of the property.  The other party, being your client, maybe be trying to verify same.  I never worry to much about the contractual aspect of the transaction.  I'm inspecting the property "Today", period.

BTW, I'm assuming the properties are NOT involved in litigation.  If they are, my entire fee structure and operation protocol would change from a normal home inspection to cover your ass big time mode!

Exactly what I was thinking Will. I would just do my normal inspection, as this was probably done on a land contract and now it is going into actual sale. Like Will said, make sure there is no litigation at this time. Just do your best inspection, report properly and set your clients expectations ahead of time and you will be fine.