Cosmetics??? Where do we Stop?

I do report peeling paint, expecially in pre-1978 houses.

Cosmetic to me is paint, carpet and trim, I don't report on it. If a door knob is loose, door does not lock or latch, door closer doesn't work, I write it up and it goes in my minor maintenance category. The buyers want to know everything, the realtors want only items above $500.00 or fire life safety issues. That's why I started a minor maintenance section in my report to satisfy everyone. Any minor items goes in that section, the buyer can see it and the realtor can ignore it.

Dan Hagman wrote:Cosmetic to me is paint, carpet and trim, I don't report on it. If a door knob is loose, door does not lock or latch, door closer doesn't work, I write it up and it goes in my minor maintenance category. The buyers want to know everything, the realtors want only items above $500.00 or fire life safety issues. That's why I started a minor maintenance section in my report to satisfy everyone. Any minor items goes in that section, the buyer can see it and the realtor can ignore it.

welcome to the jungle, Dan.

Thanks William, I have been inspection for 8 years but a newbie to this site.

Hello

Have a beer guys, its all good

Maybe?

Kevin Moore wrote:Have a beer guys, its all good

Oh, my bad, I guess I do too on the exterior, windows and sills. I guess I was thinking interior walls as cosmetic for paint.

that's OK, Dan. I made a mistake once - lol

If it ugly I don't report it. If it does not function as intended it goes in the report. Yes I report obvious maintenance issues also. Not all home buyers are savvy and most appreciate the extra knowledge.

This statement is from the SOP that I use, I added the bold.

A real estate inspection report provides written documentation of
material defects discovered in the inspected building’s systems and
components which, in the opinion of the Inspector, are safety hazards,
are not functioning properly, or appear to be at the ends of their service
lives. The report may include the Inspector's recommendations for
correction or further evaluation.

If a carpet is horribly stained, I feel like it is at the end of its service life, and I will mark it on my report. Cosmetic issues are a tricky thing. I fully understand the idea behind not mentioning stuff like that. I get the legal ramifications of disclaiming items, but sometimes I get tired of clients and agents saying that they couldn't believe that I "missed" something so obvious, like a super gross carpet. I feel like not including stuff like that hurts me through word of mouth interactions also.

This message was edited 1 time. Last update was at 01/13/2015 02:51 PM EST

Gskeeters wrote:Just wondering those like me who are very structured and regimented ...... Have you in some way standardized your interior cosmetic/general maintenance list for inspecting? How do you stay consistant? Do you mention loose door knobs, missing door stops etc?
Just wondering as i have deciedid to write a general interior cosmetic and general list disclaimer into my report...

You can write up minor deficiencies, just frame it right.

The door knob is loose, it doesn't latch correctly, its a minor repair or adjustment.

I mean come on, even a new one is minor.

The guy calling for a laundry room expansion, that's nuts, funny that someone did it, but nuts

That said, I brand new (only a brand new build, not a renovation, a house never lived in) construction I call out everything, because even the paint should still be perfect etc...

I'd love to hear a justification, outside of new construction or a specific instruction to do a certain type of inspection, to call out cosmetic defects of any kind.

Give me one so I can respond. I'm feeling feisty.

This message was edited 1 time. Last update was at 01/13/2015 04:14 PM EST

Nathan wrote:I'd love to hear a justification, outside of new construction or a specific instruction to do a certain type of inspection, to call out cosmetic defects of any kind.

Give me one so I can respond. I'm feeling feisty.

The thing is, all the cosmetics are in plain sight in the showing and pre-offer walk troughs.

one scenario, if there's a lot of items...I guess you could, as an informational comment not that there are several items that individually are minor/borderline cosmetic, but do to the abundance they will add up to significant labor or cost to remedy.

If the client isn't present, especially if they are a "sight unseen buyer" you may include them as a walk though didn't happen, they'd need this info.

Some items are borderline cosmetic, like rugs starting to stretch and ripple...I call this stuff out too.

Of course peeling paint prior to 1978 homes, with the lead exposure comment but that's safety not cosmetic.