Real Estate Talk:
the inspection process
A property may offer surprises that can cost a great deal of money
By Joseph Marovitch
Updated March 11, 2019
Whether purchasing an old home or a new condo, it is always recommended to have a condition inspection. An inspection indicates present or future problems with the property that can cost you money now or later. The inspector should be trained, experienced and certified by the Canadian Association of Home and Property Inspectors (CAHPI), the Association internationale des inspecteurs immobiliers cerfiés du Québec (InterNACHI Québec), the Association des inspecteurs en bâtiments du Québec (AIBQ), or the National Home Inspector Certification Council (NHICC).
The inspectors are generally responsible for everything they see, which is why it is better to have an inspector who uses a thermal imaging device. The thermal imaging device allows the inspector to examine what is visible and what is not visible to the naked eye such as cracks, ungrounded electrical wires, humidity in walls, hidden rooms, etc. Please note an inspection covers everything that can be seen. A home inspector is not responsible for latent or hidden defects which we will discuss in our next topic, With or Without Warranty.
Whether purchasing an old home or a new condo, it is always recommended to have a condition inspection.
The following paragraph is taken directly from a promise to purchase:
INSPECTION BY A PERSON CHOSEN BY THE BUYER
____This promise to purchase is conditional upon the BUYER being permitted to have the IMMOVABLE inspected by a building inspector or a professional within a period of days following acceptance of this promise to purchase. Should this inspection reveal the existence of a factor relating to the immovable and liable to significantly reduce the value thereof, reduce the income generated thereby or increase the expense relating thereto, the BUYER shall notify the SELLER, in writing, and shall give him a copy of the inspection report within four (4) days following the expiry of the above-mentioned time period. This promise to purchase shall become null and void upon receipt, by the SELLER, of this notification together with a copy of the inspection report. Should the BUYER fail to notify the SELLER within the time period and in the manner specified above, he shall be deemed to have waived this condition.
______By initialing this box, the BUYER acknowledges having been informed of his right to have the IMMOVABLE inspected by a building inspector or a professional and having waived his right to do so.
The clause offers two options. Either to have an inspection or to be informed that an inspection can occur, but the buyer has decided not to have one.
On occasion the buyer will waive the inspection for a number of possible reasons:
1. The buyer is a contractor and is planning on renovating;
2. To negotiate a better purchase price by offering less conditions to make the purchase easier and expedient.
Generally, it is always wise to have an inspection, because a property can offer so many surprises that can cost a great deal of money. Surprises can include replacement of windows, cleaning an old leaky oil tank, major foundation or wall crack, faulty construction in the garage of a new condo complex allowing water infiltration and further damage. The list is endless…
It is better to make sure the property you buy is solid and allows you to sleep at night.
Process and implications:
- In the promise to purchase, a number of days are provided from the date of acceptance, in which to perform the inspection;
- Following those specified days, the inspector and buyer have 4 more days to provide the report to the seller, if required;
- The inspection last approximately 2 to 3 hours;
- The cost is generally between $500 to $800 plus tax but can be higher depending on the type of property and location;
- The inspection should include every aspect of the property such as: roof, basement, ventilation, electric system, plumbing, bricks, grading, and more;
- Cosmetic issues include items that are recommended repairs;
- Structural issues are items that must be addressed sooner (i.e.: foundation, bricks, electrical, plumbing);
- Upon completion of the inspection the inspector will provide the buyer a written detailed report;
- Should there be an issue in the report that can de-value the property, the seller must receive the report in the specified time period, along with the buyer’s request for a reduction in price, or a repair of the issue, or cancellation of the offer;
- Upon receiving the request for a reduction or repair, the seller has 21 days to remedy the situation, or not;
- In the event the seller will not remedy the situation, the buyer can either accept the property as is, or cancel the offer.
Next article: To buy and/or sell with or without warranty and the implications
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Have a great week!
State of the market
Montreal is still a hot market in terms of rising prices. According to the Greater Montreal Real Estate Board (GMREB), Montreal and surrounding area sales have increased by 11% compared with a year ago. The GMREB states that there were 3,731 sales in Montreal for the month of October and that this is the 44th consecutive monthly increase. Condo sales were up 6%, duplexes were up 5%, and single-family homes sales were up 6%.
The number of new listings decreased by 2% and the number of active listings fell by 17% compared with a year ago.
So prices continue to rise as inventory falls. It is a seller’s market and a great time to sell, however, note that if you are selling to buy bigger, you will pay more. For those downsizing, now is the time.
Image: Andrew Burlone
Read also: Real Estate Talk: The Purchase Process
Joseph Marovitch has worked in the service industry for over 30 years. His first career was working with families from Westmount and surrounding areas, hosting children between the ages of 6 to 16 as the owner and director of Camp Maromac, a sports and arts sleep away summer camp established in 1968. Using the same strengths caring for the families, such as reliability, integrity, honesty and a deep sense of protecting the interests of those he is responsible to, Joseph applies this to his present real estate broker career. Should you have questions please feel free to contact Joseph Marovitch at 514 825-8771, or email@example.com