I seem to be discussing our responsibilities to our sellers a lot lately but I can't help it.
My buyer had an inspection done on a home he has under contract. We knew going in that the home is twenty years old. We expected a laundry list of piddly maintainance items. What we got is $15,000 in structural damage due to termites.
Of course, the seller is completely blindsided. She would have no way of knowing her sill plate and band had to be replaced UNLESS... she had had a pre-inspection done on the property.
I have taken to advising my clients, all of them in homes over ten years old, to have their homes pre-inspected. I advise that the buyer may (and probably will) still have their own inspection but most any issue of worth will come up on our inspection. Yes, they cost $300 or so up front but they can certainly avoid a train wreak like i am currently sorting through. All inspectors have their pet peeve items they obsess over but all of them should pick up on the structural issues that can run up thousands of dollars each.
There are such wonderful home warranties now that will use the inspector's report to warranty the home. If all repairs are made then there are no denied claims from the home warranty company. If a certain repair is not made then that aspect of the home is exempt from warranty coverage. How nice to be able to offer a "no claims denied" warranty with a home!
Was our seller advised to have a "misc" money stash for expected repairs? I don't know. Did her agent explain why she needed a pre-inspection after his observations of the home? I don't know. I hope so. It may be a long couple of days negotiating!