Home and W.E.T.T. inspections. Brantford, Cambridge areas ~ 226-400-3454. Hamilton, Burlington areas ~ 905-929-4401

An inspection before an offer?

Buying a house in today's competitive market is tough. But putting an offer on a house after only seeing it for 15-30 minutes, without knowing what you are really buying, should you really do that?
Category: General
Posted by: nookncranny

The best offer with no conditions of financing and/or home inspection stands a better chance of winning the bid and getting that house you love.

Do you really know what you are buying and the overall condition of the house and the hundreds of parts that make it work properly? What about the AC and furnace, how old are they? do they seem to be working properly? Is the lot grading going to be a problem? Can you tell the difference between a shift related crack in brick veneer or a structural concern related to the foundation? What about moisture issues in the basement? did you really look hard or check with an infrared camera and moisture meter? Is there mould in the attic and do you know what causes this? What about vermiculite insulation, or did you get to look in the attic? What about unsafe electrical work performed by an inexperienced DIY'er, Handy person or even Contractor? Would you know what to look for?

I'm sure you can answer yes to some of these questions, but I'm betting not all. This is likely one of the biggest and most important purchases in your life and one you will likely have to live with (Literally!) for many years to come. You know you should get a home inspection after you have made an offer, but the house will likely have many offers and you don't want to risk anything to sour the deal.

The answer is a Pre offer home inspection. I can usually book you in with only a day or two's notice and will perform a proper and thorough inspection for you, complete with a written report. I perform many pre offer inspections and they cost less than a buyers inspection by not including additional services such as warranties, a homeowner hand book and the binder. What you will get is a thorough inspection and a detailed written report, usually emailed to you the very same day.

There are some quick "Walk and Talk", or "Walk Through" inspections available, but these inspections are just as their names suggest: A quick, undocumented inspection. They might cost about $250 but provide you with nothing. No written report, No photos of deficiencies, Not nearly as thorough and detailed as they ought to be and lastly, offer little or No recourse should you base your buying decision on an inferior and incomplete inspection only to find multiple or major problems after you have bought the house and moved in, which stand a better chance of being caught, had you had a proper home inspection. They might save you about 30 minutes of your time and maybe $75 - $100 off the cost of a proper inspection, but is that really worth the possibly costly repairs, trouble and headaches that could have been avoided?

Also, most Errors & Ommissions insurance will not protect the inspector (or you) if an inspection is not performed to professional standards of practice, which clearly state what should be included in the inspection and that a written report must be provided. (Check that your inspector is insured before hiring them) I offer pre offer inspections at a reduction in my fee and you get a full and thorough inspection performed to the standards.

So, there is a proper inspection to be had and I highly recommend doing one. If not before putting in an offer due to competition for the house, then definately after you have bought it. Although you'll have little recourse against a seller, at least you will be better informed about the house you just bought.


Buying a house in today's competitive market is tough. But putting an offer on a house after only seeing it for 15-30 minutes, without knowing what you are really buying, should you really do that?

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Last Edited: 14/10/2017