Reasons Why You Should Not Waive a Home Inspection

Home inspection report

We have a very competitive real estate market here in the Lakes Region due to the severe lack of inventory for sale. As a result, we’re seeing a multitude of showings when new listings come on the market, followed up in many cases with multiple offers. Where it’s so competitive, a number of Buyers are offering ‘all cash’ with very few contingencies. I’ve seen a recent trend where many potential Buyers are eliminating the ‘home inspection contingency’ in order to make their offer look more appealing to the Seller. I’ve also seen a number of Brokers encourage this practice, which I feel is a mistake. I’ve always felt Buyers, even investors, should never waive a professional home inspection. For most people, a home is the largest purchase made in their lifetime, especially for first-time homebuyers without a trained eye for real estate; it could be a costly mistake.

Yes, there are savvy investors and experienced home flippers who might choose to waive inspections. Many of them have purchased plenty of properties and have a good feel for how much work a house needs, and they accept a certain amount of risk…however, for the average Buyer, that is not the case. As a last resort, if the Seller is uncomfortable with an inspection contingency, ask if it can be permitted under the condition that the Seller is not required to make repairs or offer price reduction credits. You still want the right to cancel if you don’t like what is found. You can also add a clause to limit concession to a maximum dollar figure as another alternative.

Here are some of the expensive and common problems that come up during the inspection process:

  • Poor drainage and grade sloping- if a homesite is not graded properly, water will not drain correctly. This can lead to leaks and cracks in the basement, foundations, and even foundation movement. Problematic gutters or the lack thereof can also be contributing factors.
  • Problems with the foundation or crawlspace- 60% of the homes in the US are built on land with some clay content which is an expansive soil that can cause foundations to shift slightly. Foundations and concrete flooring can also crack due to intrusive tree roots, water leaks under the foundation, inadequate peastone, poor compacting, drainage around the foundation, inadequately sized footings, lack of steel reinforcement, rebar, and poor-soil vs. sand for backfilling the foundation.
  • Roof issues- Roofs can have troublesome issues. Were the shingles installed properly? Have the shingles failed, or are they part of a class-action suit? Are there too many layers, ice dams? What’s the remaining age expectancy? Brittle or curled shingles?
  • Septic systems and sewer line- Performing a septic test can potentially eliminate a huge future expense. Is the system state-approved? The size of the tank, age of the system, and leach fields are important. Service history. Many times the system is undersized. The leach field should be probed and checked for saturation and/or failure. Baffles and entry pipes should be reviewed for settlement. For town sewer connections, pipes can become clogged. Also, for homes built from 1945 to 1972, many conduit sewer pipes called Orangeburg pipes were used. These were made with layers of fibers from wood pulp and pitch…they were cheap and over time absorbed water and are prone to premature failure and deterioration, a very costly expense.
  • Electrical problems- Safety is critical and every year, approximately 51,000 home fires started because of electrical issues, fraying insulation, DIY wiring, mismatched wires, and GFI’s missing. Some houses still have aluminum wiring from the 1960s and 1970s. We even see some old knob/tube wiring, old fuseboxes, exposed wiring, and illegal wiring not up to code.
  • Rotting wood- Age and moisture are the culprits. Check around exterior doors, jambs, windows, decks, sliders, and exterior stairs. We’ve seen moisture damage from splashback on sills, improper window installations, and inadequate roof overhangs which keep water away from the home and foundation.
  • Plumbing and heating/air conditioning problems- Failed seals on toilets, leaks in plumbing joints, faulty fixtures, appliances, and old & unsafe heating systems: inadequate ventilation and condenser failures. Pressure relief valve failures and hot water heater failures.
  • Other issues- Radon tests for air & water, lead paint tests, test for evidence of mold, ventilation in attic & eaves, insulation content, structural integrity, evidence of asbestos, damage from rodents & carpenter ants, building code violations, or lack of obtaining proper building permits for additions, environmental hazards (i.e., leaking oil tanks), arsenic levels in water and/or bacteria.

A good home inspector will always find issues with any home- regardless of its age. You pay them to do a thorough job, and they will deliver. 

When you receive your home inspection, it is important to keep perspective. No home is perfect. Small repairs are not worth bringing up or negotiating if you really love the home. The key to the home inspection is to help protect you from costly major latent problems.

So there’s a lot to consider when you waive a home inspection in today’s market. Yes, it’s a challenging market with so much demand. Given today’s home prices, my advice would be, “don’t waive the home inspection contingency.” It is of paramount importance when purchasing a home. The risk of incurring substantial unknown future costs is too great.

Frank Roche, President of Roche Realty Group, Inc. with offices in Meredith and Laconia, NH

This article was written by Frank Roche. Frank is president of Roche Realty Group with offices in Meredith and Laconia, NH, and can be reached at (603) 279-7046. Please feel free to visit www.rocherealty.com to learn more about the Lakes Region and its real estate market.

Manchester, New Hampshire, USA Skyline on the Merrimack River at dusk.

New Hampshire Cities in Top Hottest Housing Markets

New Hampshire keeps showing up on the radar as one of the hottest housing markets ...
Read More →
South Down Shores & Long Bay: Real Estate Market Analysis

South Down Shores and Long Bay: Market Trends

South Down Shores and Long Bay on Lake Winnipesaukee are two very popular water access ...
Read More →
Lake House Dreaming: Steps to Make It a Reality

Lake House Dreaming: Make It a Reality

Owning a waterfront home in New Hampshire’s Lakes Region is a treasured experience. For many ...
Read More →
Memorial Day

Beyond the BBQ: A Symphony of Remembrance and Summer Joy in the NH Lakes Region

Memorial Day serves as the official kick-off to summer in the Lakes Region. Towns ready ...
Read More →
Welcome to New Hampshire's Lakes Region

Welcome to New Hampshire’s Lakes Region

New Hampshire’s Lakes Region is one of the most stunningly beautiful places in the United ...
Read More →
The Granite State: Top Spot for Relocation in 2024

The Granite State: Top Spot for Relocation in 2024

New Hampshire just garnered major recognition as the best state to relocate to in 2024 ...
Read More →
Real Estate Sales Insights: Lakes Region Market Update

Real Estate Sales Insights: Lakes Region Market Update

It’s hard to believe we’ve already churned through 4 months of 2024. I researched the ...
Read More →
Market Trends – Spring 2024

Market Trends – Spring 2024

As a Realtor®, I’m always paying attention to the real estate market. I’m often asked ...
Read More →
Temperance Tavern in Gilmanton Sold

The Historic Temperance Tavern in Gilmanton Sold

Gilmanton—According to Frank Roche of Roche Realty Group in Meredith, the historic Temperance Tavern in ...
Read More →
Needs and Wants When Buying a Home Balanced

Balancing Needs and Wants When Buying a Home

In the current housing market, where choices are often limited, and demand frequently outstrips supply, ...
Read More →
Only two homes for sale at South Down Shores and Long Bay on Lake Winnipesaukee pictured above

Spotlight on Homes: New Hampshire Market Analysis

At present time, there are 1,007 single-family homes for sale in New Hampshire. The median ...
Read More →
New Hampshire Ranks High in Recent Studies

New Hampshire Ranks High in Recent Studies

Every day in our industry, we see how rising home prices have made it more ...
Read More →
South Down Shores Barn Complex Transformation

South Down Shores Barn Complex Transformation

In 1981, the transformation of Laconia’s scenic South Down Farm began, converting the former 126-acre ...
Read More →
Massachusetts and New Hampshire - a Tale of Two States

Massachusetts and New Hampshire – a Tale of Two States

Most of my articles talk about housing, trends, home values, and the desirable lifestyle we ...
Read More →
Spring flowers at the Belknap Mill in Laconia, New Hampshire

Spring Trends in Lakes Region Properties

It’s been one of those winters, or should I say lack of winters, that we ...
Read More →
Sales Snapshot: The Current Highest Prices Property For Sale in The Lakes Region Is on Governor's Island for $12,998,000

Sales Snapshot: New Hampshire’s Affordability Challenge

As we spring into March and approach our busy spring selling season, I thought I’d ...
Read More →
Gunstock Mountain in Gilford, NH

Gunstock: Gem of the Lakes Region

Nestled among the stoic peaks of the Belknap Mountain range in the heart of New ...
Read More →
Roche Realty Group Announces Top Producers for 2023

Roche Realty Group Announces Top Producers for 2023

Meredith — Frank Roche, president of Roche Realty Group, announced the top five producers for the ...
Read More →
AI and the Future of Real Estate

AI and the Future of Real Estate

Imagine, if you will, looking at a mysterious picture box filled with a whole world ...
Read More →
Prices rise Broadview Condominiums originally sold to the developer for $500,000

Prices Rise Ahead of Super Bowl Sunday

We’ve got a great match coming up for this year’s Super Bowl…The 49ers vs. the ...
Read More →
Smart Moves in Condominium Ownership Samoset

Smart Moves in Condominium Ownership

Here in the Lakes Region, a good part of our residential housing inventory is in ...
Read More →
Land Sales Unveiled: New Hampshire's 2023 Market

Land Sales Unveiled: New Hampshire’s 2023 Market

New Hampshire The Granite State… true to its motto, “Live Free or Die”, which encapsulates ...
Read More →
Exploring Cash Sales Dynamics in Lakes Region Real Estate

Exploring Cash Sales Dynamics in Lakes Region Real Estate

I was at a sales meeting at Roche Realty Group the other day, and we ...
Read More →
Roche Realty Meredith

Roche Realty Group Reports Over $150 Million in Sales

               Meredith- Frank Roche, President of Roche Realty Group, Inc., ...
Read More →
Lincoln, New Hampshire Riverwalk Resort

Lincoln, New Hampshire: From Mill Town to Ski Destination

Tucked in the heart of New Hampshire, sprawling across 131 square miles of varied terrain, ...
Read More →
Lakes Region Towns Stand Out For Their Spirit of Giving

Celebrating the Spirit of “Giving” in the Lakes Region

Nestled in the picturesque landscapes of New Hampshire, the Lakes Region stands out not only ...
Read More →
AI's Impact on the future of real estate

Real Estate’s Future: The Impact of AI

The other day, I was talking with my son Chris about the changes in the ...
Read More →
NH Lake Sales Activity - picture of lake with mountains and homes

Lakes Region Waterfront Sales 2022 vs. 2023

We’re getting near the end of the year, and I thought I would pull up ...
Read More →
Winter Snowmobile

Real Estate in a Winter Wonderland

As I drove around the other day with my kids, I was looking at some ...
Read More →
Toys for Tots Drive

Roche Realty Host Annual Toys for Tots Drive

As the holiday season approaches, Roche Realty Group is excited to announce the kickoff of ...
Read More →
Small Business Saturday New Hampshire

Small Business Saturday Living Gratefully in New Hampshire

We have so many things to be thankful for here in New Hampshire: plenty of ...
Read More →
Annie Brown Joins Roche Realty Group

Annie Brown Joins Roche Realty Group

Meredith — Frank Roche, President of Roche Realty Group, Inc., with offices in Meredith and ...
Read More →
Gunstock Mountain in Gilford, NH

Gunstock Upgrades for Winter as Real Estate Shows Resilient Growth

As the leaves of New Hampshire’s forests transition from the vibrant hues of fall to ...
Read More →
Preserving New Hampshire's Lakes

Preserving New Hampshire’s Lakes: A Community Effort

With over 250 lakes and ponds throughout New Hampshire’s Lakes Region, there are unlimited outdoor ...
Read More →
Home Inspections — The Uninspected Abode: A Spine-chilling Tale of Regret and Terror!

The Uninspected Home: A Spine-chilling Tale of Regret and Terror!

One night, not many years ago, in a quaint, somber town nestled amidst the haunting ...
Read More →
Interest Rates

Interest Rates Impacted by Treasury Yields

It looks like the national picture for housing stats has not improved in recent months; ...
Read More →
Local Housing Crisis: Challenges and Solutions

Local Housing Crisis: Challenges and Solutions

Our communities are facing a shortage of both residential and commercial properties, a scenario that’s ...
Read More →
Fall Splendor In New Hampshire

Fall Splendor in New Hampshire

New Hampshire in the fall is akin to stepping into a live canvas painting — ...
Read More →
Samoset Condominiums on Lake Winnipesaukee

Condominium Sales Surge in New Hampshire’s Lakes Region!

As we start entering October’s bright fall colors, I thought I’d take a look at ...
Read More →
Empowering your offer

Empower Your Offer in a Sizzling Real Estate Market!

As a seasoned real estate professional, I often consider the market conditions to keep myself, ...
Read More →
Reviews of New Hampshire's Lakes Region

Reviews of New Hampshire’s Lakes Region

We’ve had a great summer in New Hampshire’s Lakes Region, and we’re approaching the brilliant ...
Read More →
Waterfont Sales Activity Wolfeboro, New Hampshire

Waterfront Sales Activity in the Lakes Region

As we head into September, I have compiled data and insight into what is happening ...
Read More →
Labor Day Weekend

Labor Day Weekend in The Lakes Region

Labor Day Weekend has arrived, and the weather forecast for the Lakes Region looks fantastic, ...
Read More →
Interest Rates

The Mortgage Interest Rate Dilemma

This past week, we saw an increase in mortgage rates following a rise in bond ...
Read More →
Best State To Live In — New Hampshire at #3

New Hampshire 3rd Best State To Live In!

WalletHub just released its rankings of the best state to live in for 2023. It’s ...
Read More →
City/Town Comparison can make the research process easier

City/Town Comparison For Your Move

Some studies place moving to a new location as one of the top ten most ...
Read More →
New Hampshire Real Estate Lacks Inventory

New Hampshire Real Estate Inventory Crisis

A Multifaceted Analysis of Rising Interest Rates and Beyond New Hampshire is currently facing a ...
Read More →
Peaks of New England

Exploring the Peaks of New England

In my younger years in school, I always loved geography. Living in New Hampshire, there ...
Read More →
Climate Exodus: Insurance Companies Seeking Refuge from High-Risk Sates

Climate Exodus: Insurers’ Fleeing High-Risk States

Flooding, Forest Fires, Heat Waves, Tornados, oh my! The recent stretch of weather has certainly ...
Read More →
Real Estate News Headlines - Lakes Region NH

Real Estate Tidbits to Consider

Here are a few real estate tidbits I’ve pulled to keep you up to speed ...
Read More →

Leave a Comment