Inspections are fairly worthless if you are remotely handy and competent at basic stuff. I don’t need someone to go through and catalog the make and models of all the appliances, and I can visually inspect my own water heater and furnace pretty trivially.
You can get “real” inspections done but they cost thousands of dollars and take a full or more day to do with multiple subject matter experts. Almost no one does this.
Waiving inspection other than for major material defect is what I’ve done for all my real estate transactions. I’m not putting in an offer to nickel and dime someone over trivial bullshit like a busted GFCI circuit. My offer simply accounts for the trivial odds and ends I’ll have to take care of. Plus I’d much rather get the work done myself since I don’t trust a seller to do anything but the bare minimum.
Every one of my friends who have had five figures or more of surprise repair work on homes they purchased all had an inspection done. None of those could have found the various hidden damages for those buildings short of destructive stuff like pulling drywall out or lifting up shingles from a roof. Don’t worry though, the inspectors found stuff like a bathroom faucet with a crack in the knob.
Liability for what? The only real liability in my state is for outright misrepresentation or fraud via failing to disclose. The disclosure form covers anything material I'd care about. Even then - good luck actually proving anything short of exceptional circumstances.
If you look at the standard offer document for waiving inspection it's pretty easy to walk it back. You're simply waiving a contingency - you can typically still inspect the property itself. I'm sure if you get way off the beaten path you are correct, but almost no one is engaging in totally non-standard contracts where I'm at.
I'm curious what liability you think would apply for an inspection that misses whatever it may be that ends up in dispute after the transaction closes - since the whole point in the inspection is finding that beforehand? If I find a material defect in the foundation after I close - it won't matter if I had an inspection or not. Unless I can prove the seller knew about it and failed to disclose.
And if I ever sell any properties - I will be pretty loath to sell to anyone demanding an inspection contingency. They are almost always used for nickel and dime BS that I really don't have time for. If you walk the place, get your inspector to do so too, and come up with a punch list and still want to make an offer, discount it appropriately and fix it yourself after you close. It's nearly always either pointless or used as a negotiation tool after the fact due to the fact buyers can expect a seller to not want to walk away from the middle of a transaction (sunk cost/time). I'd much rather take an offer at 5% less up-front than deal with someone wasting 30-45 days on the market and my time dealing with trivial items.
