For Charlotte NC home buyers, once you decide on a home, we make the offer, go through negotiation and reach the stage of having a purchase contract (in writing) the next step in the home buying process is the contract to closing phase.
Two of the biggest components of this contract to closing process are the home inspection and the appraisal. Financing is the 3rd major component but that’s a whole other topic 🙂
When working as a buyer’s agent (meaning my loyalty is to the home buyer), I ALWAYS recommend that we focus on and get the home inspection done BEFORE the appraisal is completed.
Why have the home inspection done before an appraisal is complete, wouldn’t it make more sense to make sure the house you’ve chosen is going to appraise first? Simply put….NO.
As a buyer’s agent my loyalty is to the buyer and part of that loyalty includes alerting the buyer to potential pitfalls, including ones that can impact their wallet (or bank account).
When it comes to the timing of home inspections and appraisals, that timing can indeed have an impact on the home buyer’s expenses.
As an example, let’s say the appraisal is scheduled and completed before we get to the home inspection. Appraisal comes back satisfactory (great, ok, wonderful). Then you the buyer (and your buyer’s agent) get to the home inspection, get the home inspection report, review it, and come to find out there’s some flaw(s) or issue(s) with the condition of the house that turn into a big ugly mess. You and the seller can’t agree on repair terms and the purchase contract FAILS.
Now, you the home buyer are responsible for the cost of not only the home inspection but ALSO the appraisal that was done. Home inspectors and appraisers are funny, they actually expect to be paid for their services even if the contract doesn’t close.
Why have the home inspection done before the appraisal? Because if the contract’s going to fail as a result of the home inspection, at least you the home buyer are only responsible for the cost of the inspection and haven’t incurred an appraisal fee. At the end of the day it doesn’t matter what “appraised value” the house has if it turns out there’s major issues uncovered at a home inspection.
When buying a home, the contract to closing process is an incredibly stressful time and there’s a lot of anxiety involved. Just remember to take it one step at a time and by all means talk with your buyer’s agent about the timing of the home inspection!!!! It can indeed have an impact on expenses that come out of your pocket!
To set up a consultation (via phone or in person), for any questions you may have about buying or selling a home in Charlotte NC and how current real estate market conditions may relate to you, contact us.