Buyers - Should You Do a Re-inspection?

The first and only answer is YES!

Here's why.  In a few recent sales, my Sellers were surprised by items found during the Buyers home  inspection that were included on a repair addendum.  The Sellers thought several of the requested repairs were addressed when they purchased the home as they had asked for the same items in their repair addendum.

During the sale process, once a Buyer is notified that all requested repairs are completed, they have a period of time where they can have their home inspector go back to the house to ensure the requested repairs were 1. completed, and 2. completed in a satisfactory manner.

However, in each recent case, the current homeowner had not chosen to have repairs re-inspected prior to closing on the home.  Some felt the previous sellers were so nice and cooperative that they didn't find it necessary to do a re-inspection.  Others were focused on appraisal challenges that needed to be addressed prior to closing.  Or, a receipt from the contractor showing the work had been done was received and they felt that was sufficient.

Some of the surprising items that have come up in recent inspections include:
(wording is modified from addendums):

• PRIOR REQUEST:  remove and replace excess vapor barrier ensuring only one layer of vapor barrier was in the crawl space.
• FOUND:  the top layer of the vapor barrier was removed, but the old, torn, original vapor barrier was still left in the crawl space.  This left only one layer, but the intent was for one new layer of vapor barrier to be installed in the crawl space.

• PRIOR REQUEST: have licensed contractor install back flow valve on the low point drain in the crawl space.
• FOUND:  no back flow valve on the low point drain... but perhaps a valve was installed on the sewer line to the street
• FOUND:  in a second situation, the back flow valve was installed on the low point drain, but it was installed backward - which would prevent water from flowing out of the crawl space.

• PRIOR REQUEST: Update smoke alarms and carbon monoxide detectors to meet Oregon regulation.
• FOUND: two additional smoke/CO combo units were installed, however the outdated smoke detectors were left in place.

• PRIOR REQUEST: Remove all wood debris out of the crawl space
• FOUND:  still the same amount of wood debris in the crawl space - almost with the same photo shot.

 While there is a small fee for the re-inspection, it is well worth the additional cost at the time of purchase to prevent issues, or surprises, in the long term.