Inspections By Referral

I got to learn how some buyers above-market offers on multiple units to "win" the contract, pick the one house they really want, and use home inspections to badger the price down and/or kill the deal.

My real estate agent told me this guy's "known" among area realtors as a "hired gun" to kill real estate deals.

That's hearsay, but it's certainly what was accomplished.

Inspected my house, filled out 75 pages worth of "concerns".

Where he didn't know something, he speculated and made up the worst possible scenario.

Cases in point:

1. Said the front window was broken and was a safety issue. The entry window is a SOLID, UNBROKEN, glass window.

2. Said the HVAC system **didn't meet code** and **implied** it was not permitted. Didn't bother to check, just made the assumption. It was installed in 2010, fully inspected, found to code, and permitted - This was absolutely required for energy efficiency rebates at the time (for which it qualified). Pulled all records from the city to prove him wrong.

He never bothered to check - just speculated a worst-case scenario to stoke the buyer.

3. The buyer claims he told them the hot water heater was 'about to explode'. He told this to the buyers, and documented "serious concerns" about the water heater. It's 11 months old. I had the installer come back out and re-certify the installation. I then had to have a second plumber come and back-up the first installer's inspection, at great cost, because the buyer demanded thousands of dollars reduction in price or a full replacement of the NEW water heater.

4. Questions about finish work in the basement - didn't know, so he implied it was all not permitted and not to code, even though he couldn't list specifics.

Pure speculation without an ounce of verification.

5. Complained about not enough light switches. claimed outside lights cannot be turned off. Not a code issue, just a personal preference. Didn't even ask why - if he did he'd learn they're wired to a dusk-to-dawn system and are required by the HOA for all patios for safety/insurance. They have light switches, he just didn't find them because the switch is centrally located for dusk-to-dawn patio lighting that wraps the patio around the house.

6. Window well has no plexiglass cover. Called that a dangerous fall hazard. Again, no code to cite, just a personal opinion. It was one window well of four, and the other three all have covers. This one finally got old enough to disintegrate, and I hadn't replaced it before listing. **factored into the price of the home**

7. Criticized high water pressure on house, calling it a safety concern. Again, TWO plumbers came out and certified it as IN CODE.

I do have to say, he did find absolutely every single real defect in the house, no matter how trivial. 75 pages worth of inspection complaints, including things as trivial as an outlet cover that was mounted "crooked", florescent lights that take "a long time" to come on (mounted next to A/C ducting - it's a cold spot) and roughed-in wiring in the garage he didn't like (not yet connected to the electrical box; it's a remodel-in-progress). Where he could cite code specifics, he cited 2017 current standards, acting like that's a requirement - no allowance for the fact the house is forty-three years old, and some of the items met legacy code.

The buyers started sniping and making new demands every three or four hours for fixes that had to be done within a week and/or price reductions. After scrambling to gather all code inspection paperwork, warranty certifications, and extra inspections and maintenance exercises by multiple plumbers, HVAC installers and other contractors, it became obvious the buyer wanted out of the deal and would never accept anything I provided. So, I told my realtor to tell the buyer to pound san...

Here's the deal: In Colorado in 2017, it was a seller's market. Home prices were climbing, real estate was going under contract really fast, usually sold above asking price. I listed a house to sell, built in 1974, so it's absolutely not new. I set the price a good twenty grand below comparable single family homes of similar size, age, and features, based on a desire for a fast sale and some known fixer-upper issues; all minor and visually obvious (nothing hidden) (it was move-in ready, upstairs fully remodeled including kitchen and one bathroom). Within four days we had seven offers, all but one above asking price, a couple ridiculous ones we knew would be bogus. We picked one where the buyers were qualified and seemed serious. Then we learned how some buyers will run around and make really hasty above-market offers on multiple units to "win" the contract, pick the one house they really want, and use home inspections to badger the price down and/or kill the deal. This is apparently the trick our first buyer did, using this guy, Inspections by Referral - aka JKR Consulting, as a tool.When my real estate agent learned this guy is doing our home inspection, she got very worried - telling me he's "known" among area realtors as a "hired gun" to kill real estate deals. And he did. Inspected my house, filled out 75 pages worth of "concerns". Where he didn't know something, he speculated and made up the worst possible scenario. Cases in point:1. Said the front window was broken and was a safety issue. The stained glass has one piece broken, but it's a decorative piece behind a SOLID, UNBROKEN, glass window. I had tried for years to get the original stained glass installer to come and repair it, they went out of business before they could fix it. It was obvious, pointed out in the open house, and explained. ** the buyers demanded it be replaced, saying the inspector "told them" someone could reach through the hole and unlock the door. Again, it's behind the original, solid, unbroken glass panel, and the stained glass chip is about the size of a quarter. ** **and the chip is about high above the floor, where toddlers can't even reach to touch it. 2. Said the HVAC system **didn't meet code** and **implied** it was not permitted. Didn't bother to check, just made the assumption. It was installed in 2010, fully inspected, found to code, and permitted - This was absolutely required for energy efficiency rebates at the time (for which it qualified). Pulled all records from the city to prove him wrong.He never bothered to check - just speculated a worst-case scenario to stoke the buyer.3. The buyer claims he told them the hot water heater was 'about to explode'. He told this to the buyers, and documented "serious concerns" about the water heater. It's 11 months old. I had the installer come back out and re-certify the installation. I then had to have a second plumber come and back-up the first installer's inspection, at great cost, because the buyer demanded thousands of dollars reduction in price or a full replacement of the NEW water heater. 4. Questions about finish work in the basement - didn't know, so he implied it was all not permitted and not to code, even though he couldn't list specifics. Again - speculated without checking, creating a suspicion not based on fact, just guesswork. 5. Complained about there not being enough light switches. Particularly, outside lights cannot be turned off. Not a code issue, just a personal preference. Didn't even ask why - if he did he'd learn they're wired to a dusk-to-dawn system and are required by the HOA for all patios for safety/insurance. Too, they have light switches, he just didn't find them because the switch is centrally located for dusk-to-dawn patio lighting that wraps the patio around the house (we were blessed with patios that wrap 2/3 of the perimeter, in three different locations). 6. Window well has no plexiglass cover. Called that a dangerous fall