[$iriu$black]

Specifically in suburbs west of Boston. I’m looking into buying my first home and don’t have a clue where and who to go to. Perhaps anyone here lives in the area who can recommend anyone?

I appreciate the help in advance!

[overcoil]

Don’t know the answer

However chk out these videos

https://m.youtube.com/user/Mrbig0325

[dmatre]

If it's your first time buying a home, I'd recommend using a real estate agent.

There are a lot of potential pitfalls which a first-timer can overlook, of which only one of these will be uncovered by an inspection.

Is the neighborhood in ascent or decline? Are the schools ok (if you have kids, or plan to have kids)? Is the house in the flight path of the local airport? Is there a Superfund cleanup site just around the corner?

Real estate agents do a lot more than simply collect 3% (typically from the seller).

[2000cs]

Here’s a true and recent story that illustrates the importance of using a realtor (or good RE attorney), and getting an inspection.

Couple bought their first house summer 2020. Used a realtor and had it inspected. In December a large crack opened up running across a wall, above a fireplace, around a corner into a bedroom. Immediately suspected settling (house is 15 years old) or structural flaws. Home inspector prior to purchase had been under the house (crawl space ) and all was in order then, per his report.
Hired a structural engineer to evaluate. Again confirmed sound structure, but also showed them where that crack was pre-existing and had recently been patched and painted. Sellers left the paint in the garage, and paint store label had a date, which was not much before the house was listed for sale. In other words, seller clearly knew about the crack and did not disclose it on the Sellers’ Disclosure.
Couple now is working with their realtor to get all inspection and repair costs reimbursed by seller. Had they not used a realtor, they might not have received the Seller’s Disclosure, would be working with seller’s agent and likely getting a lot less cooperation. Had they not gotten an inspection they might have to argue about whether the crack was visible and should have been known to the buyer (obvious, accepted defect). Likely they will get the crack properly repaired and paid for.

I really don’t like home inspectors myself because they have always missed many things (I’m on my 10th house), but the few things they do catch can be helpful. I’m also knowledgeable enough to do my own inspections, but even so I pay the few hundred because it usually is worth a few thousand in negotiating a reduced price.

To find an inspector, do some Googling (or Duck Duck Going?). Ask your realtor, they usually have a list, but often there is a financial relationship between realtors and inspectors, so do some reference checking, etc. These things, and the underlying rules, vary from state to state, so ask around a bit locally.

[vreihen16]

There is a standards organization for home inspectors, that certifies their members are reputable. Make sure that whoever you hire is a member of that organization.

I have a friend in real estate who recommended a home inspector that he worked with in the past when I was considering the purchase of a house a while back. The inspector was honest enough to say that he would not do the inspection or charge us, because he had previously inspected that house and found severe structural issues due to fire damage that wasn't repaired properly.....

[vreihen16]

I will also ditto the suggestion to use a good closing attorney who specializes in real estate.

We paid $600 for our real estate specialist attorney, and the sellers used a generalist attorney. It was obvious from the start at the closing that their attorney was confused, and our attorney ate him for lunch with over $2,000 in concessions for things that they didn't bring to the closing like how much heating oil was in the tank or a certification that there was a working smoke/CO detector in the property. Our attorney would hand us a paper, explain what it was in detail, and then ask us to sign it. Their attorney would take the paper, hand it to the seller, and try to parrot what our attorney said. After a few times, he just told the sellers to listen to our attorney rather than parrot what he said!

The oil tank contents concession alone (it was 7/8 full!) paid our attorney's fees, and I really felt bad for the seller's attorney because he was the husband of someone that works where I do and our attorney made him look like a bumbling idiot.

FWIW, I recommended our closing attorney to a colleague at work about 5 years ago, and he also had a similar experience at his closing.....

[zx10guy]

Originally Posted by vreihen16

There is a standards organization for home inspectors, that certifies their members are reputable. Make sure that whoever you hire is a member of that organization.

I have a friend in real estate who recommended a home inspector that he worked with in the past when I was considering the purchase of a house a while back. The inspector was honest enough to say that he would not do the inspection or charge us, because he had previously inspected that house and found severe structural issues due to fire damage that wasn't repaired properly.....

The organization is called ASHI (American Society of Home Inspectors).

https://www.homeinspector.org/

I used an inspector who is a member of ASHI with my new construction home. I actually hired him 4 times for the same house: pre back fill foundation inspection, pre dry wall inspection, pre settlement inspection, and just before the 1 year warranty was up on the house.

[zx10guy]

Oh and something else. If you do get a home inspector, make sure you're actually there with the inspector. The inspector I hired stated this upfront that he highly recommends anyone hiring him to be there when he inspects the home. This is hugely beneficial for you as a potential homeowner. My inspector was chattering non-stop about what he was looking for and what he found with possible ramifications or remedies on fixes. It just makes you a more educated buyer by attending the inspection.

[$iriu$black]

Thanks so much mates for the suggestions. As a first time home buyer, it’s just crazy out there being a seller’s market. If this house falls through, I might just lay low and wait it out as it’s getting too crazy at times.

[Kolyan2k]

These days in Boston many transactions are without home inspections. If you insist on one, you might not get the house. Happen to me. If you know real estate agent, can save some money because they can split profit with you, but in this case prepare to do all research yourself

[bimmerfrk]

Originally Posted by Kolyan2k

These days in Boston many transactions are without home inspections. If you insist on one, you might not get the house. Happen to me. If you know real estate agent, can save some money because they can split profit with you, but in this case prepare to do all research yourself

no bank will release funds without inspection and a CO. stop being silly amigo.

[zx10guy]

Originally Posted by Kolyan2k

These days in Boston many transactions are without home inspections. If you insist on one, you might not get the house. Happen to me. If you know real estate agent, can save some money because they can split profit with you, but in this case prepare to do all research yourself

Unless you and the agent are really really good friends or they have their own brokerage, splitting the agent's commission will get that agent kicked out of their brokerage if the broker finds out.

[Kolyan2k]

Originally Posted by bimmerfrk

no bank will release funds without inspection and a CO. stop being silly amigo.

What are you talking about? I just bought a house and so did bunch of my friends. No inspection and no appraisal. No fire inspection either due to covid, I've done that myself after purchase. Also sold my old place without inspection and bought 2 other condos without inspections as well lol

Again, in Boston area you will loose a deal if seller wants no inspection and buyer requests it. Everything gets sold within several days, no one wants to deal with inspections unless your offer is way above asking price and you are a solid buyer

[David70]

Originally Posted by zx10guy

Oh and something else. If you do get a home inspector, make sure you're actually there with the inspector. The inspector I hired stated this upfront that he highly recommends anyone hiring him to be there when he inspects the home. This is hugely beneficial for you as a potential homeowner. My inspector was chattering non-stop about what he was looking for and what he found with possible ramifications or remedies on fixes. It just makes you a more educated buyer by attending the inspection.

Agree completely with this, then when he says something isn't correct, he can also tell you what he thinks needs to be done, how big of a deal it is and you have a lot more information. Not everything on the report has to be fixed today or is even worth bringing up and by understanding more about what he is talking about you can decide. There is literally nothing to lose (I guess a little time) and a lot to gain. You also get a better idea of what he really knows.

With all of this I bought a house 14 months ago and a number of people said I should get an inspection and I didn't. The place was a wreck, needing new roof, electric, windows, plumbing, HVAC, new porch, deck, complete gut. This "need inspection" needs to be for a house worth inspecting. Probably would have been easier to list what was actually ok. I guess exterior walls and siding.

I got a termite inspection for about $60 and this was a complete waste of money, he looked around for about 20 minutes and told me he didn't see any termites. Thanks.