Do you fear inspection reports and love cheese?

It’s a part of 99% of all real estate transactions, and still, I hold my breath every time I click to open the notorious “inspection report”. Ah, breathe, it’s going to be ok!

Inspection reports can tell us oodles about a property that we could never anticipate from a first or even second viewing. Professional inspectors use fascinating tools to see beyond the paint, sheetrock, and bricks to let us know how this gem of a house is holding up. Everyone should know that every inspection report will find at least a half dozen items that need attention or repair. That’s if you're lucky! Some reports will have you feeling like Tom Hanks from The Money Pit. Those are the not-so-fun ones. One thing I like to recommend to sellers is to have a pre-inspection done prior to going active on the market. This will help discover any unknown issues, allow time for repairs or bids, and help price the home accordingly. No one likes bad surprises. And if the report is recent enough, the potential buyer may choose to forego their own inspections and move forward with the one already done. This can save time and money in the transaction.

Let's consider the role of an inspector. They are there to point out any defects, code violations, or hazardous conditions, and make suggestions to keep the home in good shape. So it’s essential that they seek those out to the best of their abilities. Nothing is too small to go on a report, and because of that, they can feel overwhelming. With all the latest and greatest technology and thermal scanning, inspectors have the ability to see so much more in a home. Also, the inspector will note absolutely everything they see that needs to be noted so that there are no issues left undiscovered when the buyer moves into the property. After all, this is what the buyer is paying for. Sometimes “deficient” items sound really complicated with technical terms, only to find out it’s a $3.75 fix and a trip to Home Depot. This is why I always take the time to go over these reports with my clients so they feel comfortable understanding the actual cost associated with the issue. Once we’ve addressed all the items of concern, we can formulate a plan to ask the seller to complete our list of necessary repairs, ask for monetary compensation, pursue a reduction in the purchase price, or some combination thereof. Remember, all of this is done in the Option Period so that if both parties cannot come to an agreement, the buyer has the right to terminate and have their Earnest Money refunded to them. But that Option Fee and cost of inspection are a cost to the buyer.

I often hear this term, “The home didn’t pass inspection.” The truth is, there is no pass or fail. It’s simply a report on what works, what doesn’t, and what could be better in the home. For example, I recently reviewed a report for a home that was 49 pages long. The home was outdated and needed an entirely new cosmetic look on the inside. While there were definitely some issues, overall the home was in decent shape. We were able to negotiate a monetary compensation for repairs and all parties moved forward. At a different time, for a much more sophisticatedly updated home of similar size and age, I received a 152 page report …….that one sent us running for the hills! The vast majority of the time the buyers and sellers can come to a mutual agreement on repairs or compensation. Having a great Realtor (ahem, me) on your side to help you not only navigate the inspection report, but negotiate the repairs and/or compensation is essential. Many times I will set up appointments to get bids for my clients for necessary repairs so we know the true extent of the damage and the true cost of fixing it. Wood rot, foundation issues, old HVAC unit, broken dishwasher, leaky faucet….all of those can be fixed or replaced. After all these years of reviewing reports I can honestly say I fear just one simple word: termites.

Oh, and here’s the cheese……….

Comte: raw cow’s milk, hard, Alpine style

SMOOTH NUTTY BROTHY RICH

One of France’s greatest agricultural exports, Comte or Gruyere de Comte must be made exclusively from the milk of Montbeliarde and Simmental cows. When young (4 months), Comte can be fruity and mellow. With age (18+ months), Comte can be decidedly savory with notes of beef bouillon and garlic. By weight, it is France’s most popular cheese and certainly one of its most versatile.

Pair with a rich Chardonnay or red Burgundy. Serve next to cornichons and mustard or cook into a rich bechamel with nutmeg to spoon over grilled brioche with ham and cheese.