AFTER YOUR INSPECTION
There may come a time after your inspection that something wrong with the property is discovered, and you may be upset or disappointed with your home Inspector. This is understandable.
As a professional home inspector I try to find any or all noteworthy discrepancies, but there are times when "stuff happens" or something adverse is discovered.
Before placing blame, however, please read the following. If it's something major you feel I missed during the inspection, please do not hesitate to contact me. I will in most cases come back out and re-evaluate the item or problem.
As a professional home inspector I try to find any or all noteworthy discrepancies, but there are times when "stuff happens" or something adverse is discovered.
Before placing blame, however, please read the following. If it's something major you feel I missed during the inspection, please do not hesitate to contact me. I will in most cases come back out and re-evaluate the item or problem.
Intermittent or Concealed Problems
Some problems can only be discovered by living in a house. They cannot be discovered during the few hours of a home inspection. For example, some shower stalls leak when people are in the shower, but do not leak when you simply turn on the tap.
Some roofs and basements only leak when specific conditions exist (heavy and/or wind driven rain). Some problems will only be discovered when carpets are lifted, furniture is moved or wall and ceiling coverings are removed.
Some roofs and basements only leak when specific conditions exist (heavy and/or wind driven rain). Some problems will only be discovered when carpets are lifted, furniture is moved or wall and ceiling coverings are removed.
No Clues
These problems may have existed at the time of the inspection but there were no clues as to their existence. My inspection is based on what I see at the time of the inspection. If there were no visible clues of a past problem, it is unfair to assume I should have foreseen a future problem.
Some Small Things Will Be Missed
My report may identify many minor problems but not all of them. The minor problems were discovered while looking for more significant problems. I note them simply as a courtesy.
The intent of the inspection is not to find the minor maintenance issues but to find the major problems.
The intent of the inspection is not to find the minor maintenance issues but to find the major problems.
Contractors Advice
It has been found that the main source of dissatisfaction with home inspectors comes from comments made by contractors. Contractors' opinions often differ from ours for many reasons.
Don't be surprised if a roofer says the roof needs replacement when I said that, with some minor repairs, the roof could last a few more years.
Conversely, I have had roofers state that a roof was fine, when I have said it needed replacement. If a contractor's opinion greatly differs from mine, get it in writing.
Don't be surprised if a roofer says the roof needs replacement when I said that, with some minor repairs, the roof could last a few more years.
Conversely, I have had roofers state that a roof was fine, when I have said it needed replacement. If a contractor's opinion greatly differs from mine, get it in writing.
Last Man in Theory
While my advice represents the most prudent thing to do, many contractors are reluctant to undertake certain repairs. This is because of the "Last Man in Theory". The contractor fears that if he is the last person to work on the roof, he will get blamed if the roof leaks, regardless of whether the roof leak is his fault or not. Consequently, he won't want to do a minor repair with high liability when he could re-roof the entire house for more money and reduce the likelihood of
a callback. This is understandable.
a callback. This is understandable.
Most Recent Advice Is Best
There is more to the "Last Man in Theory". It suggests that it is human nature for homeowners to believe the last bit of "expert" advice they receive, even if it is contrary to previous advice. As Home Inspectors, we unfortunately find ourselves in the position of "First Man in" and consequently it is our advice that is often disbelieved or ignored.
Why Didn't I See It?
Contractors may say, "I can't believe you had this house inspected, and your home inspector didn't find this problem". There are several reasons for these apparent oversights:
Conditions During Inspection
It's difficult for homeowners to remember the circumstances in the house, at the time of the inspection. Homeowners seldom remember it may have been snowing, or that there were stored items everywhere or that the A/C could not be turned on because it was too cold outside, etc. It's
impossible for contractors to know what the circumstances were when the inspection was performed. It's for this reason, I take a visual and physical "Snap-Shot" of the day when the
home inspection was performed (i.e. - The date, time, weather conditions, limitations present at the time of the inspection, who was present, photos of stored items, etc.).
impossible for contractors to know what the circumstances were when the inspection was performed. It's for this reason, I take a visual and physical "Snap-Shot" of the day when the
home inspection was performed (i.e. - The date, time, weather conditions, limitations present at the time of the inspection, who was present, photos of stored items, etc.).
The Wisdom of Hindsight
When a problem manifests itself, it is very easy to have 20/20 hindsight. Anybody can say that the basement is wet when there are 2 inches of water on the floor. Predicting the problem is a different story.
A Long Look
If I spent an hour looking at one particular item or an hour disassembling the furnace, I would likely find more problems too. This is not practical for a home inspector, as the inspection would take several days and would cost considerably more.
Home Inspectors Are Generalists
I'm a generalist, not a specialist. The heating contractor may indeed have more heating expertise than I do.
An Invasive Look
Problems often become apparent when carpets are removed, when furniture or cabinets are pulled out, walls opened up and so on. A home inspection is a visual examination. I don't move furniture, insulation or perform any invasive or destructive tests (further limitations are spelled out in the InterNACHI Standards of Practice for Home Inspectors.)
NOT INSURANCE.
In conclusion, a home inspection is designed to reduce the risk associated with buying a home, not to eliminate it. For that reason, a home inspection is not and must not be considered an insurance policy. The premium an insurance company would have to charge for a policy with no
deductible, no limit and an indefinite policy period would be considerably more than the inspection fee.
deductible, no limit and an indefinite policy period would be considerably more than the inspection fee.