11/09/2024
Today I would like to address one of the most common questions I've been asked the past few years: What is the difference between a “walk-and-talk” consultation and a full inspection?
In a nutshell: A home inspection is a thorough examination with a written report. A walk-and-talk consultation is a quick, less comprehensive visual assessment of a property by walking through with an inspector, focusing on readily apparent concerns and not producing a formal written report.
The key factor that will help you determine if you need a “walk-and-talk” (a.k.a. “walk-through” or “verbal”) consultation is time limitations. Most often these limitations are either imposed by the listing agent or, in a “hot” market by the high demand for few listed properties, or both. The end result of these limitations is less detailed information about the property. Therefore, the main focus of the walk-and-talk is to determine if there are any major potentially costly concerns. These concerns might not be “deal-breakers”, however, at least you the buyer will not be making offers blindly.
Of course, if there are no time restrictions or other limitations, it is definitely in your best interest to invest in a full inspection with a written report. Not only will this help you in the decision-making process of buying the home, but you will also have what is essentially an owner’s manual that you can refer to for many years.
Another distinguishing factor that may help in your decision is cost. Generally, the fee for a walk-and-talk is about half to two-thirds the cost of a full inspection. While it is true that the walk-and-talk will take less time than a full inspection, I have found a variety of circumstances within this category. The range I have experienced has been from 45 minutes to go through a 3000 plus square foot home and an hour for a one-bedroom efficiency condo.
You will find a variety of methods that inspectors offer for a walk-and-talk analysis. Some limit themselves to the use of a flashlight only, as well as no attic entry or the use of ladders. I prefer to let the clock, and the clients’ needs determine the method. If priority areas or systems are accessible, I believe they should be examined because they may be crucial to your decision. In addition, I do take photos, which will be helpful for you to remember what was discussed, and I will email them to you.
After the walk-and-talk consultation, and after your offer has been accepted, we recommend scheduling a full inspection. In this case, we will provide a 10% discount for inspections of the same property within a year of the walk-and-talk.
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