What is the difference between a “walk-and-talk” 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.
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 accessible, I believe all areas and systems of the house should be subject to analysis if they are crucial to your decision.
If after the walk-and-talk analysis you make an offer, we recommend scheduling a full inspection. In this case, we offer a 10% discount for inspections within a year of the walk-and-talk.
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