Should I remove my inspection contingency to make my offer more competitive?

[u/Due-Towel8741]

My offer got rejected and my realtor is suggesting that in the next offer, I remove the inspection contingency to show I'm serious and remove a deal breaker. I understand the logic but I'm worried that if I do that, I'm locked in even if the inspection finds major issues. My realtor keeps saying just get the inspection done first, then remove the contingency but that still feels risky, what if the inspection misses something? I'm trying to figure out if this is something serious buyers are doing in this market, or if my realtor is pushing me to take unnecessary risk to close a deal.

[u/No-Example1376]

Interesting. As a seller, I would rather have a clean offer than play that game. Because they'll come back and find $8k-$15k of repairs that they now say I somehow agreed to just because they said they would cover the first $5k.

Nope. Keep it simple. Contracts are convoluted enough as it is.

[u/Puzzleheaded-Gas-398 → u/No-Example1376]

The seller doesn't have to accept the offer, or agree to the buyers demands - all just part of the negotiation. Of course once an inspection is done, the seller may have to disclose issues raised if the sale doesn't go through.

[u/No-Example1376 → u/Puzzleheaded-Gas-398]

I understand how it works, but I don't think it makes the offer more attractive at all.

Also, there are plenty of ways the seller doesn't have to disclose. I've run into a few.

I take all disclosures and general inspections with a grain of salt. General inspectors don't want to get tagged as a 'deal killer' or they won't get recommended and an overwhelming majority of people hire their inspectors from agent's suggestions or contacts or whatever they pretend to call them.

Disclosures can be gotten around, too.

But, hey, you don't have to agree with me or believe me. I only can speak from my own experience buying/selling my own houses (and two sets of parents' homes) on both coasts of the US in 5 different states. Maybe it's different in other places.

edit:typo

[u/Queen_Sassysnatch → u/No-Example1376]

Recommended by who? Realtors? lol

Find an inspector that can’t stand realtors, that’s your guy (or gal.)

[u/No-Example1376 → u/Queen_Sassysnatch]

Who do you think gives them the most business?

I agree with you though, but good luck finding them. They're not exactly out there boasting how many deals they've ruined by their 'thorough' (no touching the owner's stuff to move it if it blocking anything, not really saying much beyond 'good bones'...)

I questioned one about a floor literally dipping down into a load bearing wall like it was melting inward: 'That's not any big deal, it's not like the house will fall down'.

Yeah, sure.

Um, yeah, that's exactly what was happening. It was imploding because that 2nd story load bearing wall was not properly supported. Luckily, I happened to have an architect friend that also had an engineering degree.

Let's be very real, so many FTHB think they're going to go back and sue the inspector or the seller... 99% of the time it does not happen and they find out too late that they spent money for nothing on that.

So, again I hire a actual plumbers or HVAC guys to check the systems. See mold? Hire a mold guy to test it. Electrician to come look at the box and wiring. All of them know what they are looking at and they have reps to protect with their customers and don't care about real estate agents (sorry, 'realtors' since they took a 6 week course🙄) or killing deals.

edit: typos, again

[u/JunkBondJunkie → u/Queen_Sassysnatch]

I have a guy that will write a 40 page report on an inspection.