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Inside Home Inspections: Myths & Realities
21 Plays3 months ago
In this episode, we delve into the often misunderstood world of home inspections. We demystify the process, distinguishing between appraisals and inspections, and highlighting the critical role of a home inspector. Our guest Rachel Oslund, a pioneering female home inspector, shares her unique experiences and challenges in a predominantly male industry. Learn what really happens during an inspection, the differences in training and perspective, and why empowering rather than intimidating home buyers is the goal.
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Transcript
Misconceptions About Home Inspections
00:00:10
Speaker
There's just so much around this that people I think should have a better understanding of before they physically have to pay for and attend their own home inspection. Yes, and one interesting thing that I've learned is that people think they don't need a home inspection because they don't have a house yet.
Difference Between Appraisals and Inspections
00:00:27
Speaker
So as I'm talking to people who have never owned a house, they don't get that that's part of the purchasing process. They kind of collapse the two appraisals and home inspections together like they're the same thing and they'll use the words interchangeably, which is not it. So the appraisal is the dollar value of the house. Someone's coming in and they're there for like a half hour, maybe an hour. That's generous, probably 15 minutes. okay yeah And then they go go back to their office and then they do research and stuff for another couple hours. And it's about the dollar value of the house, so they're dollars.
Role of Home Inspectors vs Appraisers
00:01:01
Speaker
Home Inspector is there for about three hours and then we go back to our office and do about a half hour's worth of work putting the report together and we're identifying defects. right So defects is the appraiser, dollars is the Home Inspector.
00:01:14
Speaker
and you make an offer on the house and we do the home inspection and we show up and it's not a code inspection. There's no pass or fail. It's just, here's the house in all its glory right now the way it is. And we will get to that. So i well just because you brought it up, I thought I'd additionally clarify that statement because you are so right. People get but very confused about an appraiser and what you guys do. So I always describe it as an appraiser is really working for the bank.
00:01:43
Speaker
They're verifying, and so they are looking, by the way, for – and some of them confuse these appraisers. If you're listening to this in your appraiser, you'll get this. um Some of you think you are a home inspector, and you're not. And and so they'll go – and they go crazy. I've had an inspector at home – I'm sorry. Look at me doing it. I've had appraisers come in, and they start describing what's called a lender-required repair, and they can point those out.
00:02:07
Speaker
They are not home inspectors. Most of them have very little training, but they're very confident sometimes in what they point out and they will point out if it missing a handrail or there's a hole in the ceiling or there's something that could be an issue which doesn't which would make it unwarrantedable for the actual bank or the lending institution to lend on it. So that is part of what they have to do is to point out, I call it point out the obvious, something anybody can figure out that,
00:02:36
Speaker
that can really be easily seen.
Choosing the Right Inspector
00:02:39
Speaker
Yes. And and so they will do that, but that is not really protecting you as a homeowner. Don't get it confused and think, well, they're going to check it for me. And if they say it's worth five hundred thousand, I'm good and there's no required repairs identified. I'm good. That is not at all the case. No. Yeah. No. And a home inspector really looks at the house, sees everything that you see, but we see it beyond the surface, so like we're like we're detectives almost. And I'll tell you, someone called me a few years into inspecting and said, so I started in 2006 inspecting, and someone called me and said, Rachel,
00:03:19
Speaker
If I'm ever murdered and I was like fear from murdered what do you mean if you're ever murdered because if I'm ever murdered I want you to do the investigation. oh there you go and I was like okay so alright that's a that's a that's a huge compliment and that's what we're doing we see the same things you do but to us it means something different or it means something and to you it might not.
00:03:40
Speaker
Right. And so, and I also want to just state out so that just like you can hire a real estate agent, we all have the same license. It's not all that difficult, quite frankly, to get one of these licenses that we call a real estate license. And so the quality, if you will, or the differences between the best and the worst, let's say, in this profession, it's dramatic. And my experience having ah probably ordered, I don't even know how many hundreds and hundreds of home inspections,
00:04:05
Speaker
at this point in my career, the difference that you can have between a licensed home inspector can vary dramatically. So just because they have the title doesn't inherently mean they're all equal. And so that's one of the reasons I like to recommend you guys. So here's your little plug if you will, ah because I want someone that can educate a potential homeowner or a buyer about the home while at the same time not making it sound like it's doomsday every time they find ah the smallest thing, which some folks do, ah some ah some home inspectors do, and it's just the weirdest mess of a home inspection because they're trying to protect the buyer by the same time they're making them insane.
The Approach of Different Inspectors
00:04:45
Speaker
You know, they're just saying, oh, my God, that outlet is loose. You know, you really need to get that done. Like, it's just they make it crazy. I know you have dealt with a lot of home inspectors because you've done so many. How long have you been a realtor ah since 2007?
00:05:02
Speaker
Okay, yeah, so you've been doing this a long time. So you've experienced a lot of home inspectors and I know there's at least one who brags about not being happy unless someone cries by the end of his home inspection. And um and he also does code and says this is gonna fail and he's scary. sure And the big thing for me in starting Loadstar was how can we educate people so that they feel empowered, rather than how can we build our egos up by showing off how much we know. Right. That's that's similar to what how I was describing. It's a good way to put it when I have appraisers that think they're home inspectors, I believe it's to show off their knowledge and their experience. And so they flag everything and they want to fight. Everything's about a fight. Yeah. And they want to win.
The Role of Female Inspectors
00:05:54
Speaker
ah yeah And so it's so strange, but um but I'd also point out the obvious, because you have you're a female and and in a but and what I would assume to be a male-dominated industry and you even have female home inspectors. yep And so I was telling you, I love having a female home inspector. I think you approach the same job a little differently.
00:06:15
Speaker
and I love these macho guys that could be my clients, and they come, at least this is my perspective, that's why I wanna bring it up so you could describe it, they come in thinking that they're just, you must not know anything, i just all the stereotypes, yeah that's what I see. yeah And then you display knowledge that they just they just almost can't believe it, like halfway through, they're just like, holy crap, Matt. um you know And then you win them over, and I've seen that repeatedly.
00:06:42
Speaker
so ah First of all, how many females are in this industry? How many other female owners of home inspection companies do you know? And what's the, I don't know, what's that experience been like? So I know lots of, thank you for asking that, because that's great. I know a lot of um inspectors who own with their spouses around the country. In Maryland, there are not, I think there's one other female owned company, but she's not a home inspector. And and she's fantastic, but she's not a home inspector.
00:07:11
Speaker
um Meaning she went on the company, but she can't do what you do. She can't. Exactly. Yeah, exactly. Yeah, she can't. She doesn't inspect houses, but, um and so they're I'm the only female homeow home inspection company owner that I know of who just owns it without a husband as as the inspector, basically. ah No, I'm sorry, there's one other one and she inspects. So there's so that's two people in Maryland who do that. yeah And there are not very many Women who are home inspectors so the fact that and I may be 10 in Maryland and so the fact that our owner and our lead inspector who's also a certified master inspector is right like it's remarkable and I like having that option because it makes a difference for people when I Mean, there's so many single women buying houses. Absolutely right now. And so that makes a difference to
00:08:05
Speaker
And because of who I am and my seeing things differently and seeing things from a woman's point of view, there's training that I could offer my inspectors that helps them be better on site with people. If simple things like when they knock on the front door or ring the doorbell and the seller is going to open the door, they know to step back. step back yeah And they know to about their size and the space that they take up that it can be intimidating and so they know how to communicate and that all I got from them you know in our first phone conversation to make sure I even wanted to meet with them because if they were showing off.
Real Estate Agents at Inspections
00:08:43
Speaker
On the first phone call was like yeah.
00:08:46
Speaker
but Well, have you found it, because I notice it from an agent's perspective, because typically your real estate agent, most of us, right, if you're, I believe it's part of our job, you should be there during a home inspection because I can say things that you might not be able to as a home inspector.
00:09:01
Speaker
about maybe what things typically cost and there's certain things and that's some of the questions I want to ask about what you can and can't do as a licensed home inspector but I can do things from a different vantage point than what you could and so I think it's very beneficial to have both a seasoned agent who knows the contractor side of things, what things might cost. i know the kind like I know who would, basically anything that's in your home that needs to be replaced or repaired. I've replaced it, repaired it personally on one of my properties or I've done it recently with one of my clients. And so I can help from that vantage point where you might not be able to. um But how do you, do you feel there's a bias in some way or do you ever, or does it not even, do you not even feel or notice that some of the homeowners or potential buyers treat you differently?
00:09:48
Speaker
because i'm a woman yeah I think I was more nervous about it happening than it ever actually was. Generally, once people are around me or around Kate for a few minutes. It doesn't take long. it doesn't i mean it No. and and It's the first thing that we point out and the way we say it that has them go, oh, okay. Now, of course, there's always the the dad or the cousin yeah who comes and says and is testing us. Sure.
00:10:20
Speaker
And a lot of times in that situation, I just say, and if you're if you're tempted to test me to see if I'm going to find something that you saw, could you just tell me, please? Because I want to just focus on us being on the same side. Right. Because we're we're doing the same thing. Now, I just want to make make something clear about um you said you like to be at the home inspection. I do. And I think it's super valuable because the buyer doesn't have any perspective. Most of the time, they haven't bought a house recently. Right.
00:10:47
Speaker
And so having you there and the seasoned agent who knows and especially like you own rental properties. So you're actually in it in the trenches buying houses all the time and fixing things. That's huge. And are you there when houses on them when you're the listing agent? Are you there for that for the inspection then or just with the buyers?
00:11:08
Speaker
ah Personally, i it we have the right to be there, technically. I have not done it unless I feel it to be necessary. And you can kind of get that feel based on the other agent and what they've said and that demonstrated during that initial part of the process, during the offer process and negotiation process. So I have been, but I don't make it a standard to be there. And so,
00:11:32
Speaker
I can tell you as a buyer's agent, I do not appreciate it when the other side is there. I don't think it's helpful. um So if I have a very inexperienced buyer's agent and someone that I can tell is completely clueless on the other side, which unfortunately happens not... and It's not a zero number, trust me, it does happen. So I wanna be there for those because I it's not i don't wanna show off, that's not the intent. The intent is to keep things flowing and to make sure there's no blowups when it didn't necessarily need to happen. And so I'll attend those to protect the transaction and my client, but I don't think it's beneficial for my presence all the time. I just think I'm actually hurting the situation. It's like, it's no different than do I attend every showing for every listing that I have.
00:12:17
Speaker
And the answer is no way. I think that is crazy talk. um It does not help. And because I represent buyers, it doesn't. but The buyers don't typically like it. And so there's a way to do it, which is to present yourself, give the basic two minute intro to the home and then back off. So they have private time. um But yeah.
00:12:37
Speaker
That's actually, you just led right into my next thing, which is the private time about what's happening with the house. like the The buyers need to have the freedom to be able to ask the inspector questions. The inspector needs to be able to have the freedom to be able to explain something without worrying about the seller um being offended, coming after them. What I've seen, if the seller is home during the home inspection, I have seen i have seen them just but Like they get themselves in trouble because they're saying oh and I did this by the way and look I did this, right? Yes, I am a heart surgeon, but I also installed this electric panel. Look how well I did with this whatever and it's like that's that's really not so good and because now I know and and I see you didn't pull permits and you're basically telling me short so that that I know to sellers it's not always in your best interest to to be there guys, you know, trust the process and And I would also say on behalf of sellers, and I feel like I can say this to you because you've got three kids, and um but for a seller, the home inspection is a lot like a visit to the OBGYN. And you've probably never looked at it that way, but it's like here there they're there, like they know what's happening, they can't hear what's being said, they can't see it, and they feel really vulnerable.
00:13:55
Speaker
And that's but like, if you can see it that way, that that's how the seller is. And that's how I've created it for my employees. So all of my inspectors, you haven't heard that analogy before, but yeah, but I mean, to give them like a sense of like the vulnerability that's there for sellers. So it's not like they're, you're nervous. Even if you've taken care of the home, you're still nervous. What are they going to find? Oh my Lord, this is going to kill it. Right. And those are and in those cases, especially if there's someone who's really risk averse and is super nervous, then I say do an inspection before you put the house on the market. Have the seller do an inspection and would just find the stuff.