We "inherited" a listing from an agent unable to handle it...it was a home she had just sold a few months before and the seller was unexpectedly suddenly transferred....moved to the other side of the country and left the house furnished as it had been when he bought it. The house is cute, shows well and has had multiple showings with one agent who called today to report that "There was a crack in the basement wall and the support beams should be closer to the wall." Hmmm...let's see, are you also an inspector or a structural engineer ....that's what I wanted to say...but didn't. She went on and on..."I would feel guilty selling these people a defective house."
(I am thinking...what is defective here is a realtor who thinks she is a structural engineer.)
Oh Yicks....call a structural engineer who has no vested interest in the fixing, not fixing or kind of repair if any is needed. That was my suggestion...."And what if the seller won't fix it..." Well, I am betting he will since now it is required that IF there is a defect, he must disclose it. A defect in the foundation is a huge concern and my guess is IF there is a problem, he will remedy it.
All the while she is talking I am thinking...don't know if you represent the buyer or the seller...and I don't care...you have unfairly represented the property with information you are not qualified to comment on...Know what you don't know and let an expert determine IF there is a problem and suggest possible remedies.
My broker does not recommend that we go to inspections because of liability issues because more often than not we agents comment on what we don't know.
You let buyers go alone ? Here it is pretty much required that we if we are the selling broker accompany the buyer...how can you write an ammendment if you weren't there ? OR is your state one of those..you like it or you don't ?
1. I don't do inspections if the selling agent is not there with the clients. There needs to be a third party there to represent what did and did not happen on the property.
2. I see cracks and simply note them. I recommend the evaluation by an engineer. I would never say this or that is the reason unless I absolutely knew.
But then Jay....u are a good inspector...not a "Know it All Realtor....." a delightful difference !
That agent reminds me of the kind who start running the property down before they turn in an offer, either from themselves or a buyer. Their listings are the only perfect ones in town. LOL
or better yet Barb....they have no listings !
Sally and David - questions in my mind would be were they pointing out things in a nice way to bring them to your attention or had they already discussed them with their potential buyer or perhaps setting the stage for a lowball offer.
Good questions Kathy....the "authoritative voice" and her assuming manner were a real putoff...lots of basements crack...not every crack means the whole foundation will collapse...not for me OR her to decide....when we see things...and are aware of a potential problem...potential is all we note and further have a ton of authorities that independently determine IF there is a problem and suggest possible remedies.
I have first time buyers, and they want inspections. They asked what kinds of inspections should they have. I told them that most buyers and sellers generally get pest and home inspections. But if they have other concerns especially for homes on a slope, or homes with some visible evidence of settling, etc. that they may want to get a structural engineer to check it out, too. I also tell them that if they are concerned about the roof, to get a roof inspector; about the chimney, to get an inspector for that, too; heating and cooling? Why, there's an HVAC specialist as well.
They then add up the costs of these inspections --- and they choose which inspections they would like done.
Seems to work.
Vanessa's comment (#1) also holds true for many brokers here in San Diego.
I also saw Jay's comment (#3). Rarely do I have the selling agent there with their selling Clients. The few times that they have been there, it becomes a fight between me, the buyers, and the sellers, and I always seem to be the only one to take control of the situation. I've learned now that if the selling agent and the sellers are there, I tell my Clients and my Clients' Realtor that when we're finished, I will talk with them outside. Then, if they want to stay after I've left and discuss things with the seller and seller's Realtor, that's fine by me.
I will comment on some cracks, like common stucco cracks and common concrete cracks because of my past experience and educaton. Fortunately, our various trade association Standards of Practice allow us to comment if we have knowledge, and the courts here are confirming that. There are lots of clues that one can use concerning cracks, but learning about all those clues is not a two-week study course.
Buyers get nutsy about cracks....and as we all know...or should...not all cracks were created equally...and the best thing to do is to have them independently and professionally evaluated before making any assumptions.