Buyer beware is no longer valid. Information and disclosure is the service provided by an unbiased home inspection. Buyers have realized that someone needs to provide them with an unbiased, professional opinion regarding the condition of the home they are buying.
Most all real estate transactions involve realtors, and most home inspectors depend upon realtors for client leads. But be cautious of real estate agents recommending a particular home inspector or one that is on their "approved list". Remember almost all realtors earn their income from a commission which is paid upon the closing of the sale. However, there are many professional realtors who will encourage unbiased, thorough, and complete home inspections. They are looking out for your interests and want informed satisfied clients. But, control of all details and the various aspects of the sale are also charecteristics of a successful and professional real estate agent. These attributes usually make home buying pleasurable.
However, the realtor's goal is always to earn income, hence to close the sale. Depending on your realtor's perspective, experience, and client commitment, anything that becomes an impeidment to the closing may be precieved as either an issue or challenge to negoiate and overcome or a threat. Remember, many sales have been lost due to an unbiased, objective home inspection. Some realtors continually recommend the same home inspector(s) or allow you to pick one from their approved list of maybe 3. The "approved list" may include: low fee inspectors $150 to $200 and possibly low quality, fast inspectors (about 1-2 hours) with a report on the spot or "we have had good luck with this inspector". Many qualified, unbiased home inspectors may not get on the "approved list". The best advice is to take a day or so and do a little research, ask friends and neighbors, past clients of the inspector or your closing attorney. Then, when you have made a decision, inform your realtor.
The home building industry has numerous professional builders that take pride in their work and they also offer warranties with their homes. But rarely is the actual builder overseeing all aspects of the construction process. Rather, they are directing the sub-contractors, and relying on the overworked and understaffed municipal inspectors for code compliance. Homes are large and very complicated and all have defects of one kind or another that have gone unnoticed, regardless of the intent, integrity, or experience of the home builder. Some builder warranties are only as good as the builder's resources and intent and also depend on the homeowner to discover the problem before the expiration date. Be cautious of builders that discourage home inspections or impose certain restrictive requirements to "screen" home inspectors and thereby discourage them.
Competent home builders know their limitations and that human error is possible. They encourage and welcome a home inspection. A good home inspection will add peace of mind and assurance of quality while providing an opportunity for the adjustment of details or correction of "overlooked" items.
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