Over the past few years, the American real estate industry has undergone one of the most significant reckonings in its history. What was once seen as a stable, reliable path to homeownership and financial growth has become riddled with distrust, lawsuits, and systemic flaws that are now impossible to ignore.
It didn’t start with the pandemic, but that’s when the cracks widened.
The Commission Crisis
For decades, home sellers were routinely told that a 6% real estate commission was the “standard.” What many didn’t realize—and weren’t told—is that this figure was fully negotiable. In some cases, commission rates reached as high as 8% to 10%, particularly in high-demand markets and during the post-2008 recovery years.
Behind the scenes, there were growing concerns of anti-competitive practices. Those concerns culminated in one of the most high-profile legal challenges in real estate history: Burnett v. National Association of Realtors, which resulted in a $1.78 billion jury verdict in 2023. The lawsuit alleged that NAR, along with several of the nation’s largest brokerages including Keller Williams and RE/MAX, colluded to maintain inflated commission rates by requiring home sellers to offer buyer agent commissions as a condition of listing on the MLS. RE/MAX and Keller Williams settled separately for a combined $242 million.
This was a turning point. It exposed how systemic the lack of commission transparency had become—and how many sellers had unknowingly overpaid.
The Pandemic Pressure Cooker
When COVID-19 hit, housing demand skyrocketed while supply dropped. Interest rates hit historic lows, creating a hyper-competitive market. Many Americans, stuck at home, started reassessing their living situations. Some invested in home improvements and cashed out at record-high home values—particularly homeowners who had purchased during the 2008 financial crisis.
In this frenzy, buyers were told that to win a house, they had to waive their protections: skip home inspections, bypass financing contingencies, and agree to “as-is” purchases. Many did so, thinking they had no other choice. This wasn’t just aggressive negotiation. It was institutional pressure wrapped in urgency and fear.
When Inspections Became Optional
Home inspections were never meant to be optional. They originated to protect consumers—especially buyers—from unknowingly purchasing homes with significant defects. Over time, inspections became a pillar of due diligence: a process of uncovering the truth before finalizing a sale.
But during the pandemic-era housing surge, inspections were framed by some agents as a liability. They were labeled deal-killers. Buyers were told: “If you want the house, you need to waive it.”
In 2021 alone, nearly 1 in 4 homebuyers waived their inspection contingency, according to a Zillow Consumer Housing Trends Report. That number climbed even higher in competitive markets.
Sellers Left in the Dark—And the Line
Sellers, meanwhile, were encouraged to do the opposite of transparency. Many were told not to get pre-listing inspections, or to limit disclosures, to avoid scaring buyers away. While technically legal in many states, this approach opened both sellers and their agents up to future liability.
Why? Because non-disclosure of known issues is the most common cause of post-sale lawsuits in real estate.
The Systemic Flaw: Timing
The biggest flaw in the real estate transaction isn’t bad actors—it’s bad timing.
Inspections usually occur after the buyer has made an emotional, financial, and psychological commitment to the home. At that point, the seller is ready to move out, the agent is waiting on their commission, and the buyer is one bad sentence away from buyer’s remorse.
If the inspection report comes back clean, the deal moves forward. But if it uncovers significant issues? Now the deal is hanging by a thread. The buyer has to decide whether to walk away, renegotiate, or take on a risk they didn’t sign up for. This puts everyone in a compromised position—and trust crumbles.
The Real Cost of Hidden Risk
These aren’t theoretical problems. They are real, documented, and deeply embedded in the way real estate is conducted in America today. From antitrust lawsuits to waived inspections, to sellers being coached on what not to say—this is a culture-wide pattern.
Buyers are blindsided. Sellers are misled. Agents who want to do the right thing are often outshined by those who bend ethics to meet quotas.
And yet, at its heart, real estate should be about one thing: helping people make safe, confident, life-changing decisions.
The Transparency Imperative
Transparency isn’t just a buzzword. It’s the medicine the industry desperately needs.
When buyers know the truth early, they make better decisions. When sellers are honest up front, they reduce liability. When agents operate with integrity, they don’t just win deals—they win loyalty.
Pre-listing inspections, open data access, and visible documentation are not threats to the deal. They are the foundation of a deal worth doing.
The truth is: real estate isn’t broken because of people. It’s broken because the system rewards silence and punishes clarity.
Owning a home in Chattanooga comes with its share of charm and character, but also a few hidden risks, especially when it comes to what’s underneath your house. One of the most common (and costly) issues we inspect at Thornton Home Inspections is foundation and settling problems.
Let’s break down why this happens, what it looks like, and how homeowners can stay ahead of it.
Why Chattanooga Homes are at risk. Chattanooga’s beautiful terrain includes hills, slopes, and soft clay-rich soil. These features make the landscape so scenic, but they also make certain homes more vulnerable to movement and water issues. Homes built on or near slopes are especially at risk. When it rains, water naturally moves downhill. If a home’s lot isn’t graded properly, rainwater can run directly toward the foundation. Over time, that water builds up pressure against the home, causing cracks, shifting, and moisture damage.
Signs of Foundation and Settling Issues These issues rarely start as dramatic events. They build over time, often going unnoticed until symptoms start to show inside the house. Here are some common red flags:
Cracks in the foundation walls or floor
Doors or windows that stick or don’t latch properly
Gaps around window frames or exterior walls
Sloped floors or uneven surfaces
Water in the crawlspace or basement after heavy rain
If you’ve noticed any of these signs, it might be time for a closer look.
What We Check During an Inspection At Thornton Home Inspections, we look for more than just surface cracks. When inspecting a home for potential settling issues, we assess:
Exterior grading and landscape slope
Drainage patterns around the home
Visible cracks or gaps in walls, both interior and exterior
Moisture levels and signs of water intrusion
Crawlspace or basement condition and footing integrity.
We also ask questions about the home’s history, how old it is, if repairs were ever made, and what patterns the homeowner has noticed.
Why It Matters Foundation repairs can be expensive, but more importantly, unresolved settling can lead to major structural issues, lower property value, and even safety risks if the problem worsens. The good news? These problems are manageable when caught early. And a home inspection is one of the best tools to catch them before they get worse.
Final Thoughts: Don’t wait for Damage to Show Up Foundation problems don’t always start big, but when ignored, they don’t stay small either. If your home sits on a slope, or if you’ve seen even small signs of settling, it’s worth checking. Our job is to look closely, explain clearly, and help you understand what your home might be trying to tell you.
Book an inspection with Thornton Home Inspections today. Let’s catch the problem before it grows.
Estimated Read Time: 6-8 minutes Summary: A home inspection is a vital part of the home-buying process, but not all inspections are created equal. In this article, we discuss the differences between a good and bad home inspection and why Thornton Home Inspections stands out as the best choice in Chattanooga, TN. With over 300 positive Google reviews, we bring expertise and reliability to every inspection. Schedule yours today and save $10!
What’s the Difference Between a Good Inspector and a Bad Home Inspection?
When it comes to buying a home, a thorough inspection is your first line of defense against unexpected issues down the road. But what exactly makes a home inspection “good,” and how do you avoid a “bad” inspection?
A good home inspector will leave no stone unturned, carefully evaluating the entire property from top to bottom. They’ll not only identify existing problems but also provide insight into potential issues that could arise in the future. They’ll communicate clearly and give you a detailed report that empowers you to make informed decisions.
On the other hand, a bad home inspection may leave you with an incomplete or vague report, potentially overlooking key areas of the property. A poor inspector may not have the tools or expertise to catch hidden issues, leaving you with a false sense of security. This can result in costly repairs after the sale or, worse, safety hazards that could have been avoided.
Let’s take a closer look at the characteristics of both good and bad home inspections.
The Traits of a Good Home Inspector
Thoroughness A good inspector will check every area of the home, including the roof, foundation, plumbing, electrical system, HVAC, and more. They won’t just look for visible issues—they’ll inspect areas that are harder to access, like crawl spaces and attics.
Expertise and Knowledge An experienced inspector will be well-versed in common problems found in homes, especially those specific to the local area. They will understand the local building codes and know how to spot issues that may be unique to Chattanooga homes.
Clear Communication After the inspection, a good home inspector provides a clear, easy-to-understand report. They’ll point out issues with explanations and photos, making sure you understand what repairs are necessary and what can wait.
Use of Technology A good inspector utilizes modern tools, like infrared cameras, moisture meters, and specialized testing equipment, to detect hidden issues like mold, water damage, or electrical problems.
Professionalism and Integrity The best inspectors work with honesty and transparency, even if it means delivering bad news. They’ll make sure you’re fully aware of any issues before moving forward with a purchase or sale.
The Red Flags of a Bad Home Inspector
Lack of Attention to Detail A bad inspector may skip over important areas or conduct a “cursory” inspection. They might miss issues like roof damage, plumbing leaks, or hidden electrical problems that could cost you later.
Inadequate Reporting A bad inspection report may lack photos, detailed descriptions, or any explanation of how issues might impact the home’s safety or value. Without a comprehensive report, you’re left with a vague understanding of the home’s condition.
Limited Tools and Expertise A poor inspector might rely solely on a visual inspection, missing out on the use of specialized equipment that could detect moisture, mold, or other hidden issues.
Lack of Knowledge About Local Conditions Inspectors who aren’t familiar with the local area may miss common regional problems, such as those caused by Chattanooga’s humidity or soil conditions.
Poor Communication and Unavailability A bad home inspector may be hard to reach or unwilling to explain issues clearly. You need someone who is open to discussing the inspection in detail and answering all your questions.
Why Thornton Home Inspections is the Best Choice
At Thornton Home Inspections, we don’t just deliver a “good” inspection—we provide the best home inspections in Chattanooga, TN. Here’s why our clients trust us:
Over 300 Positive Google Reviews We’ve built a reputation for excellence with over 300 positive Google reviews. Our clients consistently praise our thoroughness, professionalism, and clear communication. We believe in earning your trust with every inspection.
Local Expertise We have years of experience working in Chattanooga and understand the unique conditions that affect homes in our area. From moisture concerns in basements to common roof issues, we know what to look for.
Advanced Tools and Techniques We use the latest technology to ensure that no issue goes undetected. From infrared cameras to moisture meters, we’re equipped to uncover hidden problems that could affect your investment.
Detailed and Transparent Reports After your inspection, we’ll provide a detailed, easy-to-understand report with photos and explanations of any issues found. You’ll have all the information you need to make informed decisions.
Professional and Friendly Service Our team is committed to making the inspection process as easy and stress-free as possible. We’re always available to answer your questions and provide advice on next steps.
Schedule Your Home Inspection Today and Save $10!
Ready for peace of mind? Schedule your home inspection today with Thornton Home Inspections and get $10 off your service! Visit thorntonhomeinspections.net/schedule-inspection/ to book your appointment.
With over 400 positive reviews and a team dedicated to providing the best inspections in Chattanooga, we’re the trusted choice for your home inspection needs.
The Importance of Hiring a Professional Home Inspector in Chattanooga, Tennessee
Are you in the process of buying a new home in Chattanooga, Tennessee? If so, hiring a professional home inspector should be at the top of your to-do list. A home inspection is a comprehensive examination of a property’s condition, providing you with a thorough understanding of the property’s strengths and weaknesses before you make a purchase.
Why You Need a Home Inspector
A home inspector will examine the property’s structure, systems, and components, including the roof, walls, foundation, electrical and plumbing systems, heating and cooling systems, and more. By hiring a professional home inspector, you can avoid costly surprises and identify potential problems before you finalize the purchase of your new home.
The Benefits of Hiring a Home Inspector in Chattanooga, Tennessee
When you hire a home inspector in Chattanooga, Tennessee, you will receive a detailed report of the inspector’s findings. This report will give you valuable information about the condition of the property, and it will help you make informed decisions about the purchase of your new home.
In addition to providing a detailed report, a home inspector in Chattanooga, Tennessee, can also provide you with valuable advice and recommendations on how to address any issues that may arise during the inspection. This can include everything from simple repairs to major renovations.
Choosing the Right Home Inspector in Chattanooga, Tennessee
When choosing a home inspector in Chattanooga, Tennessee, it’s important to choose someone who has experience and expertise in the field. Look for an inspector who is licensed, insured, and certified by a professional organization, such as the American Society of Home Inspectors (ASHI).
It’s also a good idea to choose a home inspector who is willing to take the time to answer your questions and provide you with a comprehensive inspection report. This will help you to feel confident in your decision to purchase the property, and it will give you peace of mind knowing that you have a thorough understanding of the property’s condition.
In conclusion, hiring a professional home inspector in Chattanooga, Tennessee, is a critical step in the home buying process. By taking the time to choose the right inspector and understanding the benefits of a home inspection, you can ensure that you are making an informed decision when purchasing your new home. So, don’t delay, contact a home inspector today and take the first step towards making your dream of homeownership a reality.
When looking for a home inspector, it’s good to know what to look for. Every home inspector claims to be the best and offers the best service. But actually finding the right inspector is and can be the most challenging part of the home buying process. When choosing an inspector, the first thing you want to do is evaluate what the home inspectors offer, the price point they charge, and the reviews that they have.
When looking at the services a home inspector offers you want to make sure that they offer more than just a generic run-of-the-mill inspection. Instead, you want to make sure they offer a wide variety such as sewer/septic tank inspections, pest, mold, water, foundation, and radon testing inspections are some inspections you might want. It’s important that the inspector you have is qualified, and certified, and offers the ability to inspect what you need.
The next thing is to look at the price point. You want to make sure you are paying a market competitive price for the square footage you need to be inspected. This could be as simple as getting a quote from other inspectors, or just using an inspector that is highly reviewed and trusted in your area. Either way, anywhere from $400-$1,200 is what could be expected for a reasonable 1,500-square-foot home inspection.
The last and most credible part of choosing an inspector is looking at the reviews. You want a company that has a high number of reviews and a high star rating. Anything over 4 stars is ideal and if they have more than 200 reviews, then you’re off to a good start. You can find the highest-rated home inspectors HERE if you need a reference of one we love and trust. One last note is to not use the home inspector your realtor recommends. Oftentimes, realtors will pay or use inspectors that will help the house sell, rather than find all of the details wrong with the house.
