When an Inspection Kills the Deal

Nearly 100 people walked through the home during a 2½-hour Saturday open house.

By the end of the weekend the sellers had accepted a contract $85,000 above their asking price, with another buyer close behind.

Everything looked finished.

Two days later, the deal was dead.

The inspection had raised a question about a roof truss in the attic.

For many homeowners in Scottsdale North, these homes were built when the community itself was brand new. Back then, inspections on new construction were rare, so in many cases the buyer’s inspection decades later is literally the first detailed inspection the home has ever had.

In this case, the inspector noticed a roof truss that had been cut years earlier to make room for attic HVAC equipment. When buyers hear the words “cut roof truss,” the reaction is usually predictable.

The moment I heard the concern about the truss, I knew exactly what the inspector was seeing.

I happened to be working with the developers while Terravita and Winfield were being built, and on several floor plans a roof truss was modified so attic HVAC equipment could fit properly. Those adjustments were reviewed during construction, but decades later an inspector crawling through an attic does not have the benefit of that history. He simply sees a truss that was altered and raises the question.

The roof truss was the item that received the most attention, but like many inspection reports it was not the only issue noted. A temporary sewer blockage had been identified and the HVAC system was flagged as aging, even though the buyers already knew the unit was about fifteen years old before going under contract.

None of those items were unusual for a home of this vintage. But when several questions appear at once, uncertainty can build quickly.

Sometimes an inspection report reads like the house is falling apart, when really it’s just a list of every little thing a flashlight and a ladder can find.

To their credit, the sellers responded exactly the way thoughtful homeowners should. Rather than debate the issue, they hired a licensed structural engineer to inspect the framing directly.

After a full inspection, the engineer confirmed the roof framing is structurally sound and performing as intended. The sellers are addressing a couple of minor recommendations and documenting everything for the next buyer.

When a home first hits the market, the buyers who have been waiting for that exact home tend to show up quickly. That is when momentum is strongest.

But momentum does not last forever.

When a deal collapses after the first wave of buyers, the market usually resets.

Homes across much of Scottsdale North were built during the same era using similar construction methods. Most have performed beautifully for decades. But occasionally an inspector finds something that simply reflects how the home was built rather than a real structural problem.

That is where timing matters.

In many cases the buyer’s inspection is the first real inspection the home has ever had. If something unusual is discovered in that moment, uncertainty can appear at exactly the wrong time.

That is why more sellers today choose to have their home inspected before it ever goes on the market.

A pre-inspection allows questions to be answered in advance. Sometimes that means making a small repair. Sometimes it means bringing in the right expert. Sometimes it simply means putting the documentation where the next inspector will find it.

When those questions are answered ahead of time, buyers are much more comfortable moving forward.

And the next time a home draws nearly 100 people through a Saturday open house and offers start climbing, the seller has a much better chance of carrying that momentum all the way to the closing table.

Scott Gaertner is an Associate Broker with Keller Williams Arizona Realty and a 35-year Scottsdale North expert. He’s helped thousands of people find their ideal lifestyle and shares local insights on ConnectingScottsdaleNorth.com. For more information, visit scottgaertnergroup.com or call 480-634-5000.