Get a Home Inspection, Philly and the suburban markets and Thanksgiving

by Brad Gellman

The Importance of a Home Inspection When Buying a Home?

In recent years, some buyers have been tempted to waive home inspections to make their offers more competitive or to ease the seller’s stress during a sale. While it might seem like a strategic move, I always advise my clients against waiving an inspection. The reason is simple: you never know what hidden issues a home may have, and those problems could end up costing you thousands of dollars—or more—down the line.

A seller’s disclosure can provide helpful information, such as the age of the roof, HVAC system, water heater, and other major components. However, sellers often aren’t aware of every issue in the home, and some problems may not be included in the disclosure. Inspections can uncover critical details about plumbing, electrical systems, windows, radon levels, termites, and more—issues that may not be immediately visible. Knowing these details upfront can help you plan for immediate repairs or future expenses, especially if you’re considering renovations or updates.

Waiving an inspection might feel like a shortcut in today’s competitive market, but discovering significant issues after closing can leave you in a financial bind. A thorough inspection allows you to negotiate repairs, request a seller’s assist, or adjust the purchase price—saving you from unexpected costs and stress after you move in.

Real-Life Examples of Why Inspections Matter

Let me share a few examples from my experience that highlight the value of home inspections:

Radon Discovery: When I helped my parents buy a home, they initially didn’t think a radon test was necessary since the house was built on a slab without a basement. I disagreed and insisted on paying for the radon test. It turned out the radon levels were dangerously high, and we negotiated with the seller to remediate the issue before closing. That decision likely saved my parents thousands of dollars and gave them peace of mind.

Foundation Issues: An investor client of mine was purchasing a triplex in West Philly. During the inspection, we discovered that the house was slightly leaning forward due to an unsecured foundation. While my client was open to addressing the issue, the repairs would have been time-consuming and expensive. The seller refused to negotiate, so my client walked away from the deal and got their full deposit back—avoiding a potentially costly mistake.

Roof Misrepresentation: A client buying a single-family home in Bucks County was told via the seller’s disclosure that the roof was only five years old. However, the home inspector discovered that the roof was actually 20 years old by checking the material's manufacturing dates. Since my client hadn’t budgeted for a roof replacement, we renegotiated and secured a large seller’s assist. The seller also avoided potential legal consequences for the misinformation, and my client avoided an unexpected expense.

These are just a few of the many examples where inspections uncovered issues that could have caused significant headaches or financial strain.

What’s going on in the Philadelphia market?

Buying or Selling in the winter market:

If you’re planning to buy or sell a home in the next few months, here are some important tips to keep in mind. The period from Thanksgiving to late February—spanning the holidays, the Super Bowl, and Valentine’s Day—is typically a slower time for the Philadelphia housing market. For buyers, this can be a golden opportunity. Homes that remain on the market during this time are often either overpriced for the busier seasons or listed by motivated sellers eager to close a deal. This creates a chance for buyers to explore available properties and potentially secure a great home at an excellent price.

Philadelphia city market update:

The Philadelphia city housing market is experiencing a mix of opportunities and challenges. On the positive side, more inventory has hit the market recently, giving buyers a broader selection of homes to choose from. Prices have slightly softened in some neighborhoods, making it a more approachable market for first-time buyers and investors. However, higher interest rates, hovering around 7%, continue to impact affordability. Sellers are still seeing strong competition for well-priced homes in desirable areas, while properties that linger on the market often require price adjustments or added incentives. Overall, while the market remains active, both buyers and sellers should approach strategically to make the most of current conditions.

For Sellers: Focus on pricing your home competitively and consider offering incentives like seller’s assist to attract motivated buyers.

For Buyers: Use this opportunity to negotiate on properties that have been on the market longer, and lock in before potential future interest rate hikes.

Philadelphia suburban market update:

The Philadelphia suburban housing market, including Montgomery, Bucks, and Delaware counties, is showing typical seasonal trends. Montgomery County remains competitive, especially in the mid-range market, while Bucks County sees a longer time on the market for higher-priced homes. Delaware County offers balanced activity, with strong demand for homes under $400K, though pricier listings are moving more slowly. Across the region, inventory is tight, and sellers motivated to list during the holiday season may be open to negotiation.

Sellers: Price your home competitively to attract attention in this slower market, and invest in professional photos and staging to stand out.

Buyers: Take advantage of motivated sellers to negotiate favorable terms, and be prepared with pre-approval and a clear idea of your priorities to act quickly on opportunities.

Getting ready for the holidays and what’s happening next!

How about those Eagles? It’s also exciting to see the Flyers showing some great progress! As for the Sixers... well, let’s just hope for better days ahead! With Thanksgiving just around the corner, there’s so much happening. My family is gearing up for a busy holiday weekend, dividing our time between family and friends who are in town. One of the best parts for me is watching my kids grow older and really start to understand and take part in all our family traditions. What are some of your family’s favorite holiday traditions?

Looking ahead, I’m excited to share some big plans for the new year. I’ll be sending out my holiday card soon, and this year, there’s a little thank-you gift included as a token of my appreciation. If your address has changed or if you’re not on my list, please send me an update so I can make sure you receive it! While the winter might be a quieter time for events, there’s so much to look forward to in the spring. I’m planning another Phillies game day with free tickets, a second free client photoshoot (yes, you’re welcome to come again even if you joined the first one!), and a special charity event with food and drinks to raise money for a cause close to my heart.

In next month’s email, I will include reflections on my year professionally, updates about my website, and a very important questionnaire that I hope you’ll take a moment to fill out. Your input will help me ensure these emails are tailored to your interests and needs.

Wishing you and your family a warm and joyful Thanksgiving filled with love, laughter, and great food!