Question:
“I’m going to sell my home and got a pest control report calling for almost $10,000 in repairs. So I’m getting a second report. The termite inspector told me that as the owner I can choose the lowest report and use that one…”
Answer:
Let me stop you right there.
That well-meaning pest control inspector may know his bugs, but he doesn’t know your disclosure requirements or real estate practice.
You must disclose all reports to the buyer of your home. If both reports require the same repairs, then yes, you can just choose the lower report. (Note: I’m assuming the contract with your buyer calls for a pest control / termite clearance.)
But here’s where you could run into problems:
- Your 1st inspector finds needed repairs “A” and “B”
- Your 2nd inspector finds only “A” and gives you a lower estimate since it’s less work
You’re arguably complying with the contract by having the 1st company just do “A” and provide a clearance.
But since you must disclose both reports, if your buyer actually reads them, he may insist you do the “B” repairs too. Would you be legally required per the contract? Probably not. But they may threaten to cancel based on the disclosure of the reports.
And here’s a different scenario where, instead of saving money, it could cost you more by ordering a second inspection:
- Your 1st inspector finds needed repairs “A” and “B”
- Your 2nd inspector finds “B” and “C”
While you’re probably allowed per contract to just do the work in either report, as mentioned above the buyer may insist you do the work in both reports.
Bottom line:
I advise my clients NOT to order a 2nd report unless the 1st inspector’s bid comes in high.
NOTE: Some of my comments above are regarding law and contracts, so please consult an attorney to verify.
