Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:Pre-inspection if allowed (which is a less involved inspection prior to putting in the offer) or put an information-only inspection with right to void in the offer (may be a dealbreaker if others offer no contingencies at all).

"Right to cancel/void" inspections are no different than inspection contingencies from a seller's perspective. It is in practice no different than a regular inspection contingency. Best way forward is to do a pre-bid inspection (either before the opens of on Sunday night/Monday morning). Then you know what you need to in order to make your strongest offer. In this market there will be offers waiving inspection (because they did pre-bid), appraisal and financing. You are unlikely to win without waiving.

Not all sellers allow pre-inspections, so then it is either including one for information-only (which is a bit different in practice given that you cannot negotiate off it, but I agree less desirable to sellers than waiving completely) or going completely without an inspection which, personally, I would not do.

Or, as suggested, you tour with your inspector paying him for his time. It isn't a full inspection and if he is asked to leave by the realtor then he will need to but you still get someone's eyes on the property who can give you advice. If you tour with your realtor anyway, you still get good advice just not everything a good, licensed inspector would know.

If an inspector is accompanying you, my understanding from my agent is that the buyer's agent is supposed to check with the listing agent if this is allowed. Sometimes they will say no. I am surprised to hear of agents that are allowing this without checking with the sellers (assuming PPs who are suggesting this have done this) because they can lose their license if found out.

No one has said they were. I’m the poster that asked if there was a law requiring the seller to be informed. Thank you for explaining that notification is required.

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:Pre-inspection if allowed (which is a less involved inspection prior to putting in the offer) or put an information-only inspection with right to void in the offer (may be a dealbreaker if others offer no contingencies at all).

"Right to cancel/void" inspections are no different than inspection contingencies from a seller's perspective. It is in practice no different than a regular inspection contingency. Best way forward is to do a pre-bid inspection (either before the opens of on Sunday night/Monday morning). Then you know what you need to in order to make your strongest offer. In this market there will be offers waiving inspection (because they did pre-bid), appraisal and financing. You are unlikely to win without waiving.

Not all sellers allow pre-inspections, so then it is either including one for information-only (which is a bit different in practice given that you cannot negotiate off it, but I agree less desirable to sellers than waiving completely) or going completely without an inspection which, personally, I would not do.

Or, as suggested, you tour with your inspector paying him for his time. It isn't a full inspection and if he is asked to leave by the realtor then he will need to but you still get someone's eyes on the property who can give you advice. If you tour with your realtor anyway, you still get good advice just not everything a good, licensed inspector would know.

If an inspector is accompanying you, my understanding from my agent is that the buyer's agent is supposed to check with the listing agent if this is allowed. Sometimes they will say no. I am surprised to hear of agents that are allowing this without checking with the sellers (assuming PPs who are suggesting this have done this) because they can lose their license if found out.

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:Pre-inspection if allowed (which is a less involved inspection prior to putting in the offer) or put an information-only inspection with right to void in the offer (may be a dealbreaker if others offer no contingencies at all).

"Right to cancel/void" inspections are no different than inspection contingencies from a seller's perspective. It is in practice no different than a regular inspection contingency. Best way forward is to do a pre-bid inspection (either before the opens of on Sunday night/Monday morning). Then you know what you need to in order to make your strongest offer. In this market there will be offers waiving inspection (because they did pre-bid), appraisal and financing. You are unlikely to win without waiving.

Not all sellers allow pre-inspections, so then it is either including one for information-only (which is a bit different in practice given that you cannot negotiate off it, but I agree less desirable to sellers than waiving completely) or going completely without an inspection which, personally, I would not do.

Or, as suggested, you tour with your inspector paying him for his time. It isn't a full inspection and if he is asked to leave by the realtor then he will need to but you still get someone's eyes on the property who can give you advice. If you tour with your realtor anyway, you still get good advice just not everything a good, licensed inspector would know.

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:Pre-inspection if allowed (which is a less involved inspection prior to putting in the offer) or put an information-only inspection with right to void in the offer (may be a dealbreaker if others offer no contingencies at all).

"Right to cancel/void" inspections are no different than inspection contingencies from a seller's perspective. It is in practice no different than a regular inspection contingency. Best way forward is to do a pre-bid inspection (either before the opens of on Sunday night/Monday morning). Then you know what you need to in order to make your strongest offer. In this market there will be offers waiving inspection (because they did pre-bid), appraisal and financing. You are unlikely to win without waiving.

Not all sellers allow pre-inspections, so then it is either including one for information-only (which is a bit different in practice given that you cannot negotiate off it, but I agree less desirable to sellers than waiving completely) or going completely without an inspection which, personally, I would not do.

If the inspection is scheduled with the showing, the seller doesn’t necessarily know. Is there a law to inform the seller?

You mean trespassing? You don't have the right to do whatever you want to someone else's home. If they don't allow inspections and you do one, you sure as sh*t are getting the house and your agent may lose their license.

I question your ethics if you would even consider doing this.

You’re not trespassing if you have scheduled an appointment for a showing. And where are you seeing listings that say “no inspections allowed”?

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:Pre-inspection if allowed (which is a less involved inspection prior to putting in the offer) or put an information-only inspection with right to void in the offer (may be a dealbreaker if others offer no contingencies at all).

"Right to cancel/void" inspections are no different than inspection contingencies from a seller's perspective. It is in practice no different than a regular inspection contingency. Best way forward is to do a pre-bid inspection (either before the opens of on Sunday night/Monday morning). Then you know what you need to in order to make your strongest offer. In this market there will be offers waiving inspection (because they did pre-bid), appraisal and financing. You are unlikely to win without waiving.

Not all sellers allow pre-inspections, so then it is either including one for information-only (which is a bit different in practice given that you cannot negotiate off it, but I agree less desirable to sellers than waiving completely) or going completely without an inspection which, personally, I would not do.

If the inspection is scheduled with the showing, the seller doesn’t necessarily know. Is there a law to inform the seller?

You mean trespassing? You don't have the right to do whatever you want to someone else's home. If they don't allow inspections and you do one, you sure as sh*t are getting the house and your agent may lose their license.

I question your ethics if you would even consider doing this.

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:Pre-inspection if allowed (which is a less involved inspection prior to putting in the offer) or put an information-only inspection with right to void in the offer (may be a dealbreaker if others offer no contingencies at all).

"Right to cancel/void" inspections are no different than inspection contingencies from a seller's perspective. It is in practice no different than a regular inspection contingency. Best way forward is to do a pre-bid inspection (either before the opens of on Sunday night/Monday morning). Then you know what you need to in order to make your strongest offer. In this market there will be offers waiving inspection (because they did pre-bid), appraisal and financing. You are unlikely to win without waiving.

Not all sellers allow pre-inspections, so then it is either including one for information-only (which is a bit different in practice given that you cannot negotiate off it, but I agree less desirable to sellers than waiving completely) or going completely without an inspection which, personally, I would not do.

If the inspection is scheduled with the showing, the seller doesn’t necessarily know. Is there a law to inform the seller?

Anonymous wrote:

Anonymous wrote:We put in an offer for asking and "as-is" but with an inspection. I think the understanding was that the offer was as-is unless the inspection revealed something genuinely problematic. It seemed normal to me and the agent was the one who said it would happen this way.

I would never have bought a house without an inspection. The inspection did reveal a bunch of small easily fixable things, but had we discovered a major fault with the foundations, we could walk away.

If you do this and want the right to cancel the contract based on the inspection, that needs to be crystal clear in the contract. Don’t count on “understandings” about what the term means because information-only inspections with no right to cancel the contract are a thing.

There was a statement in our offer to that effect. We were making an as-is offer but with the right to walk if the inspection revealed something problematic. Our agent worded it and said it was normal.

Anonymous wrote:

Anonymous wrote:Pre-inspection if allowed (which is a less involved inspection prior to putting in the offer) or put an information-only inspection with right to void in the offer (may be a dealbreaker if others offer no contingencies at all).

"Right to cancel/void" inspections are no different than inspection contingencies from a seller's perspective. It is in practice no different than a regular inspection contingency. Best way forward is to do a pre-bid inspection (either before the opens of on Sunday night/Monday morning). Then you know what you need to in order to make your strongest offer. In this market there will be offers waiving inspection (because they did pre-bid), appraisal and financing. You are unlikely to win without waiving.

Not all sellers allow pre-inspections, so then it is either including one for information-only (which is a bit different in practice given that you cannot negotiate off it, but I agree less desirable to sellers than waiving completely) or going completely without an inspection which, personally, I would not do.

Anonymous wrote:Pre-inspection if allowed (which is a less involved inspection prior to putting in the offer) or put an information-only inspection with right to void in the offer (may be a dealbreaker if others offer no contingencies at all).

"Right to cancel/void" inspections are no different than inspection contingencies from a seller's perspective. It is in practice no different than a regular inspection contingency. Best way forward is to do a pre-bid inspection (either before the opens of on Sunday night/Monday morning). Then you know what you need to in order to make your strongest offer. In this market there will be offers waiving inspection (because they did pre-bid), appraisal and financing. You are unlikely to win without waiving.

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:Pre-inspection

When does this happen? Please say more.

You bring an inspector with you while you are touring the house.

Inspectors don't work for free. So if OP ends up touring 20 homes before having an offer accepted, they have to pay an inspector 20 times.

No. OP tours the home the day it hits the market. If she likes it, then she has an inspector do a pre-inspection within 24 hours. Then OP submits a very competitive offer. If OP is a serious buyer, then she'll only pay for approximately 0 - 2 inspections for homes she doesn't get. This only works if OP submits competitive offers. Otherwise just stop house hunting in this market.

Anonymous wrote:

Anonymous wrote:

We used the info from these pre-inspections to inform our offers and we're glad we did as we would have bid way more on the house we ended up getting (and would have paid out as somebody else escalated 200k above our offer). In this market a seller isn't going to agree give any/much cash back during closing for issues should things come up during a formal inspection.

Anyway, just one person's opinion. YMMV. Good luck

Wait, I'm confused. The house you actually bought, you bid 200k less than someone else and still won somehow?? That aside, what about your pre-inspection findings caused you to bid lower? In most cases, pre-inspection in this market will not help you save money on winning a house, but rather prevent you from bidding on a house you feel is not worth what it takes to win it.

We were tied for 2nd highest escalation clause -- another offer would have escalated 200k above where ours topped out. Due to some deferred maintenance issues with the house (not-unexpected based on our initial tour), we bid 50k lower than we would have otherwise based on our inspector's take on the cost of remedying them (we took his estimate and multiplied it by 1.5x). We won out against the other offer at our price and the other one a few thousand above (the one that would have escalated 200k above) because we had the fastest close and apparently the sellers needed the money asap.

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:Pre-inspection

When does this happen? Please say more.

If your realtor hasn’t explained this find someone new.

Oh stop with the dramatics!

PP has a point. If OP has an agent, has asked the question and still doesn’t understand their options, that’s an issue. That said, I suspect OP is here asking questions because they don’t have an agent, or want to educate themselves before talking to their agent.

Anonymous wrote:We put in an offer for asking and "as-is" but with an inspection. I think the understanding was that the offer was as-is unless the inspection revealed something genuinely problematic. It seemed normal to me and the agent was the one who said it would happen this way.

I would never have bought a house without an inspection. The inspection did reveal a bunch of small easily fixable things, but had we discovered a major fault with the foundations, we could walk away.

If you do this and want the right to cancel the contract based on the inspection, that needs to be crystal clear in the contract. Don’t count on “understandings” about what the term means because information-only inspections with no right to cancel the contract are a thing.

OP, you should visit the house. If you like it, you should do a pre-inspection. Your agent finds someone to do the preinspection. Its $500. You wait to put in your offer until you hear from t he inspector. Then you waive the contingency.

Anonymous wrote:

We used the info from these pre-inspections to inform our offers and we're glad we did as we would have bid way more on the house we ended up getting (and would have paid out as somebody else escalated 200k above our offer). In this market a seller isn't going to agree give any/much cash back during closing for issues should things come up during a formal inspection.

Anyway, just one person's opinion. YMMV. Good luck

Wait, I'm confused. The house you actually bought, you bid 200k less than someone else and still won somehow?? That aside, what about your pre-inspection findings caused you to bid lower? In most cases, pre-inspection in this market will not help you save money on winning a house, but rather prevent you from bidding on a house you feel is not worth what it takes to win it.