Nine top home inspection mistakes Massachusetts buyers should avoid

The first mistake that Massachusetts home buyers often make is not understanding the different types of home inspection contingency clauses available for use in their offers. In Massachusetts, there are two primary types of standard-form home inspection contingency clauses, each with its own implications.

Objective (dollar-value) inspection contingency clause

The first type of clause is based on a dollar value of home repairs. This clause specifies a monetary threshold for repairs that, if exceeded, allows the buyer to terminate the purchase agreement. However, this often necessitates obtaining written repair estimates. If the seller disputes these estimates, they can provide their own, potentially leading to a dispute that puts the buyer’s deposit at risk.

Subjective inspection contingency clause

The second type of inspection contingency clause is much more favorable to the buyer. It allows the buyer to terminate the purchase agreement based on a subjective standard of dissatisfaction with the inspection results. Under this clause, there is no need for repair cost estimates, and the buyer can withdraw from the deal and receive their earnest money deposit back in full if they are dissatisfied with the results. This clause offers much better protection for the buyer, so it’s advisable to ask your agent to use this clause in your offer.

Negotiating seller repairs vs. seller credits

Another common mistake is requesting the seller to perform repairs instead of negotiating a seller credit at closing. When you ask the seller to handle repairs prior to the closing, you relinquish control over the quality and appropriateness of the work. If the repairs are not done to your satisfaction, it can lead to disputes as the closing date approaches.

A safer approach is to obtain written repair estimates and use these to negotiate a seller credit. This way, you can manage the repairs yourself after closing, ensuring the work meets your standards.

Focusing on major issues, not minor ones

Home buyers sometimes make the mistake of asking the seller to cover too many repair items. An excessively long list of repair requests can cause sellers to refuse to address any of them. Focus on the major issues that significantly impact the property’s value or habitability. For minor defects, it’s often more practical to handle them yourself after closing.

Staying engaged during the home inspection

One of the most critical errors buyers make is not paying close attention during the home inspection. Don’t stay in one room or get distracted by your phone. Follow the inspector around, ask questions, and understand what they are looking at. The context provided verbally by the inspector is invaluable and helps you better interpret the written report, which may inflate issues to protect the inspector from liability.

Timing of the home inspection

Scheduling the home inspection too late in the contingency period is another frequent mistake. If you schedule your inspection on the seventh day of a ten-day contingency period, you leave little time to address any issues that arise. Conducting the inspection as early as possible gives you more time to negotiate solutions before the contingency period expires.

Recognizing building code differences

Buyers sometimes mistakenly believe that a home inspection is about ensuring code compliance. However, building codes in Massachusetts change frequently, and older homes are not required to meet current standards. Understand that a home built years ago may lack features required by today’s codes, and sellers are not obligated to upgrade to current standards.

Avoiding unnecessary influences

Bringing friends or family members to the inspection can lead to unnecessary complications. While well-meaning, their opinions can sometimes derail the process. For example, a parent who hasn’t purchased a home in decades might think current prices are too high and attempt to renegotiate or cancel the deal. It’s best to keep the inspection team small and focused.

Noticing obvious issues

A common mistake is failing to notice obvious structural or mechanical issues during the initial home tour. If you see an old roof or an aged heating system, anticipate that the inspector will flag these as problems. If such issues would deter you from buying the home, reconsider making an offer and paying for the inspection.

Understanding the inspector’s role

Finally, remember that home inspectors are generalists, not specialists. They identify issues but do not provide repair solutions or cost estimates. In Massachusetts, home inspectors are prohibited from quoting repair costs. If a problem is identified, consult a specialist for a detailed assessment and cost estimate.

Conclusion

In conclusion, understanding the nuances of Massachusetts home inspection contingencies, staying engaged during the inspection, negotiating wisely, and recognizing the role of the inspector can help you avoid common pitfalls. By doing so, you can navigate the home inspection process more effectively and move forward with confidence in your home purchase.

If you’re looking for expert guidance in purchasing a home in Massachusetts, I’m here to help. Reach out to me, Warren Reynolds, at Berkshire Hathaway HomeServices Commonwealth for a five-star real estate experience. You can contact me via the form below or at 508-561-6259.