A Standard Inspection

A Standard Inspection

 

All my students can attest to the drumbeat of my voice telling them over and over the importance of making the home inspection process a routine.  “Establish a system and follow it the same way every time!  Even though every house is different and new situations arise with every inspection, a routine will guide you through the surprises and help ensure that nothing is overlooked.” This is one of the key lessons I try to pass on as a teacher, but it never seems to truly sink-in until it saves their behind.

I received a phone call last week from one of my graduates telling me about a recent ‘situation’.  He had done an inspection three months prior and found no significant issues to report at this house.  However, almost immediately after the client had moved into his new house, a problem with the plumbing appeared.  When the new home owners did their first load of laundry the drain was blocked and the water backed up into the sinks and bathtub.  Of course the client was upset. He called their attorney. He called their realtor.  He called their home inspector.

 

My former student, the new inspector, wasn’t worried about the situation because of one fact; when he did the inspection he had gone through his usual steps.  He had filled the bathtub and sinks with water, and at the end of the inspection (with the help of the realtor and the client) he drained them all at the same time.  This process stresses the drain system and indicates whether this system is working properly at the time of the inspection.  He always does this at his inspections.  As he said to me, “…it is a part of my routine.”

 

If this had been an intermittent step, and only done during some inspections, his attitude toward the problem may have been much different.  If he was unsure if the drain test had been done it would have given cause for fear and doubt about his thoroughness and possibly being open to a lawsuit. 

 

[Even if he had not performed this test, his legal liability would be non-existent due to the limited scope and nature of a home inspection.] 

 

His thoroughness as a home inspector had been called into question; and stating that this test is “…not required in my inspection.” would be a less than satisfactory explanation.  Because he was certain he had done this test, and the client had witnessed the procedure, there was no reasonable possibility of any further action toward the inspector.

 

As it turns out, they found out from the city that the previous owner had regularly reported problems with the drain, but did not reveal this on his disclosure form.  My former student thanked me and said that being certain that he had thoroughly tested the drains, within the limitations of a non-invasive visual inspection, was peace-of–mind that was priceless.

 

By repeatedly emphasizing to my students the importance of developing a standard routine and performing it religiously, I hope to put them into situations where they too can be confident that they have performed their job completely when a complaint arises.  No matter how many houses they inspect in the interim, they will not have to tax their memory about what was, or was not done at any individual house. Because each inspection is done in the same manner, they can rest easy.

 

The importance of using a routine to do a thorough standard home inspection cannot be overstated.

Interview Your Client

Interview Your Client

 

Prior to every home inspection it has been my practice, for many years now, to ask home inspection clients a few questions about themselves.  Have they owned a home before? Where do they live now?  Do they have, or plan to have children?  Etc.  It gives me a feel for them, it tells me if they are experienced homeowners or don’t have a clue.  It allows an opportunity to get to know them better, so I understand how I need to report what I find to them as individuals.

If my client is an experienced contractor, I will report in a manner which is comfortable to someone who is familiar with ‘tradesman’ terminology.  For an inexperienced client I need to tailor my report and inspection language so that it can be easily understood by any layman. 

The home inspection is the same; but the information about what I find during an inspection is presented in a way that suits the client. In my opinion this is the most important part of our job; reporting in a way that is clear and useful to each client as an individual.

Technical terminology is only a small example of suiting a report to a client.  Being sure to emphasize what issues and defects are most important and serious, and what issues you are just pointing out as areas in need of repair is critical and often challenging.  A horizontal, displaced crack in a foundation wall should be reported as a possibly serious problem that should have immediate further investigation before any more moves (purchases) are made. Reporting this to a tradesman will likely mean just pointing it out and writing it up in the report, for they will be aware of what that type of crack can mean.  A new homeowner should be walked through what a crack like this could mean and the importance of getting further evaluation in no uncertain terms.

Likewise, as inspectors, we cannot be so eager to find that ‘home-run defect’ that we overstate something that may be minor.  Efflorescence found on a basement wall should be reported as a sign of water infiltration, but the inspector cannot yell, “Wet basement! Get out of this deal with your lives!”  It may be a clogged gutter causing the problem. You don’t want to chase people away from a house that may be perfect for them by over-reporting any issue.

 

We are not overdramatizing things or hitting any panic buttons, but we are calmly, and with all due seriousness, reporting our findings. 

 

Even though we are not panic stricken and madly waving red flags does not mean we are cavalier about serious defects either.  Not reporting in a tone that properly alerts the client to action is more problematic and unprofessional than ‘blowing up’ a deal over a minor defect.  Presumably no one will die from getting out of a deal on a house; no matter how well suited that house might have been.  However, if there is a safety issue that you, as a professional home inspector, do not report with the proper amount of serious concern, there can be grave consequences. 

 

You know that your client loves a neighborhood because of the schools, and is blinded to the problems in the house, like the lack of egress in the finished basement. This means you have to work extra hard to get them to really see the problem.  If they do nothing, despite your report, and later someone is trapped in that basement during a fire, you want to be sure you did everything you could to inform them of that danger.

 

At the site prior to the start of the inspection, part of my conversation with the client is to ask them, “How many times have they been to the house?” and if they, “…have seen anything that causes them alarm, or that they are concerned about?”  I always ask these questions, and I ask for one reason - and one reason only; I want to find out what their ‘hot button’ is.  Most people will tell you what they think about the house if you ask.  As they give their take on the house they will tell you what they are most concerned about or what is on their mind.  Some may have heard about the dangers of mold, or what the condition of the roof is, others want enough water pressure.  No matter how big or small or totally irrelevant the concern, I need to put it on my priority list to address what is important to them.

 

It doesn’t matter if I address their issue right away, or whether I address it as I get to that section of my inspection.  What matters is that I address it directly and thoroughly.  If I don’t, they will always have some lingering doubts about that issue and probably my entire inspection. If anything goes wrong in the future you will hear from them immediately. 

 

On one occasion my client told me he was concerned about the basements bilco door.  There were some water stains on the floor in front and he was concerned about how bad the water intrusion would be during a heavy storm.  When I got to that part of my inspection, I pulled out my moisture meter and together we made moisture readings on the concrete slab in front of the door and on the wood around the frame.   Everything was dry. There were a few stains along a crack in front of the door but it did not come back with any moisture levels that were out of line. I explained to him everything I could about what I thought about it, and explained to him what the meter was showing.  I finished by telling him that it was moist in that spot, and it probably did get wet, but not excessively.  He saw what I was doing and understood my thinking. 

Of course, as it turned out, it becomes one of the Great Lakes every time it rains.  He called me.  But he wasn’t upset with me; he just wanted the name of a contractor who could address the repair. 

 

I believe he did not blame me or get upset because he saw how I addressed his concern and he understood what my opinion was based upon because at the time of the inspection I included him and he participated with me.  He helped me measure with the meter, he saw what I saw. 

The bottom line is - get to know your clients. Involve them in your inspection, be thorough and communicate in a way that gets through to them. Be sure as you can be that you have fully alerted them to serious problems. Address their specific concerns. Once they see how you inspect they will be less likely to hold you responsible for the unforeseeable problems that invariably come up.

‘Just Looking Around’

‘Just Looking Around’

 

I have a practice inspection (or mock inspection) for my classroom students each week.  This offers them the opportunity to perform an inspection, write a report, and then come back to class and have the whole class and me view and critique their report. This gives each student feedback on his or her inspection and report writing skills - or lack thereof.  As the student progresses through the program he or she is learning more after each inspection and should be improving each week. Every student must go through this process a minimum of ten times to fulfill the requirements of my class.  Those who apply what they learn in class and prior inspections usually finish with a relatively high level of competence as a home inspector.  Those less serious about it either take longer or just don’t cut it.

 

 

Depending on the group, students can range from very serious about learning the right way to do things, all the way to not showing up to participate in the mock inspections. I notice many are simply going through the motions to try to look like they are inspecting.  It is troubling to me as a teacher to see students who are not really invested in improving themselves as inspectors.  This business is not easy and the stakes are high both monetarily and most importantly for safety.  This last Saturday was particularly disappointing. 

 

 

I had nine students participate in Saturday’s mock, six of who have already completed five or more practice inspections.  All nine showed up with their worksheets and proceeded to inspect the property.  Outside the house they were each going through the sections and were, for the most part, doing their inspections by themselves; as it should be.  There were a few casual conversations about one element or another but, in general, they each worked on their own.  Once inside the process appeared to change; it became more of a group inspection, more sharing of information and less inspecting.

 

 

This property was a fifty year old house that was empty, so there was plenty of reason to expect to find defects and warrant a careful inspection.  Also there were no impediments like furniture, belongings or residents to hinder a thorough inspection. 

 

 

Since I can’t possibly watch all nine students the entire time, I decided to watch just one section of the house to see how each approached inspecting an interior room.  I sat down on the floor leaning against the far wall in the living room to watch how each of the students approached their job.  My goal was to determine how many of them actually inspected this big, empty room. The room had two picture windows and four wall outlets, one on each interior wall, as well as a view of the main entry. 

 

 

After all nine had inspected the room I observed only one of the students inspect the ceiling, operate the windows, and test the outlets.  (There is more to an interior room inspection, but these are the minimum three basics that have to be done).  The other students walked through the room and “looked around”.  Not even one student bothered to go to the front door and operate it, or look at its condition.  This lack of attention was discouraging; to say the least.

 

 

There is an inspection logo I have seen used by some home inspectors; in part the ad says that you should, “Use me because the other inspectors ‘are just looking around’.”  The problem with many students and some new inspectors is they are so busy going through the motions to look like they are inspecting that they skip the most important part, the actual inspection.

Home Inspection Training

Home Inspection Training

 

ALL students that start a home inspection training program believe they are there to learn about the house.  Some know that they need to be trained how to inspect a house. Few know they need to learn how to report on the house.  All students (even those who arrive from related businesses like construction or real estate sales) are unaware that much of the subtle but very real training of how to be a competent home inspector involves learning the relationships between all the different players involved in the real estate transaction (or sale and purchase of a house).

The players are: The buyer; the seller; the buyer’s attorney; the seller’s attorney; the buyer’s realtor; the seller’s realtor; the real estate brokers; the contractors and vendors that provide quotes, and the home inspector.  Each of these players has a different take, perspective, and motivation regarding the transaction; each has different terminology describing what is happening and what needs to be done during this complex process.  Many times misunderstanding about what one another’s job entails and confusion about terminology leads to bad feelings, damaged reputations and can even kill deals.

For example, I just got off of the phone with a client whose attorney was questioning if I had performed mold testing.  My client became concerned because he now thought that because the attorney asked for a mold test that it must be a standard service that I neglected to perform.  I am not aware if this attorney is a specialist in real estate law, but his misunderstanding about the scope of a home inspection has raised doubts in my client about my inspection.  In the attorney’s effort to protect his client he questioned my thoroughness.  If this attorney knew that the home inspector can only point out what appears to be mold-like substances during the inspection, and recommend a mold specialist come for further testing and recommendations about the possible need for remediation, he would not have put me in the awkward position of explaining his error. 

The attorney could have thoroughly read my report as part of his service.  My report clearly stated that at the time of my inspection of the attic I found no indication of any mold-like substance or conditions to support its growth.  I also included a disclaimer stating ‘…that this is not a mold inspection …and only a mold specialist can determine the presence of mold and make recommendations…’

My answer to the client who called about the mold “test” was, “No, I did not recommend that you have a mold test performed because I found no mold-like substance during the home inspection.  I then explained to the client that mold is everywhere and on every surface, but what we are looking for is visible evidence of a substance that may appear to be a colony of mold.  If we find that, we then call out the mold specialist to determine the cost of treatment and of remediation.  The attorney really did not understand the difference between a mold test and that part of a home inspection that may report evidence of what appears to be mold.

Only experience teaches the inspector all of the subtle intricacies of home inspection and how the needs of each of the different players is intertwined and involved.  This is only one of the reasons why I don’t believe anyone can learn this business in a program that meets four days a week over a three week period.  It takes time to understand the roles of each of the players and what they need to do to perform their job.  The home inspector is the expert in his area and has done this hundreds, and possibly thousands, of times.  It is incumbent upon him to be able to explain the process to the buyer since, in the end, protecting the buyer is our main objective.

The "upset" email

The “upset” email

Often when a client has a problem with your Home Inspection they notify you by way of an email.  People generally don’t call with complaints because they are afraid of the confrontation.  There is nothing wrong with contacting someone via email but we hope that the first contact is not notification that we are being taken to court.

Over the span of 10 years and after performing over two thousand, two hundred inspections I have been involved in 15 situations that ended with dissatisfied clients.  One was my fault and I paid some restitution for my error. One wasn’t my fault but I paid-up anyway.  (My clients were a young couple who were just staring out and I felt sorry for them).  The other dozen or so were people trying to get me to pay (or more accurately to get my insurance company to pay) for something wrong with their house that developed months after they moved in. Apparently lots of people are under the false assumption that having a Home Inspection is like buying a warranty on all the systems of a house!

The most recent situation involved a single woman for whom I inspected a house three years ago. She purchased the house and presumably there were no problems until a year ago when Hurricane Irene blew through and a skylight in the addition started leaking.  An unscrupulous roofer looked at the leak and charged her $6,000.00 for a complete new roof. He told her the Home Inspector should have caught the defective roof, and she would have no problem getting the inspector’s insurance company to pay for the new one.  Two months after the roofing job was finished she brought me to small claims court. 

Among the many mistakes she made in this situation most importantly she did not call the Home Inspector (me) to try and resolve the complaint as soon as it was noticed.  I could have explained about the nature of the inspection and that it is not a lifetime guarantee. I would have pointed out the extreme nature of the storm situation, and that nobody could have reasonably foreseen that this leak would occur two years in the future. I would have explained also that the Home Inspector is usually only responsible for the inspection fee; except in cases of gross negligence. I could have also counseled her to shop around for a contractor before having major work done.  The roof was architectural shingle approximately three years old; at the time I inspected the house, and likely did not need a complete replacement.

The bottom line is the judge is probably still laughing about this case.  He looked at her and said, “You have to prove that when the inspector looked at this roof he should have known it was defective.”  She withdrew her suit.

The thing I have learned over the years is; if you find you have a problem, immediately follow-up on it (whether by email or phone), don’t procrastinate, it only makes the situation worse. It is good business to inform your client at the time of the inspection of your availability should any questions or problems arise.  Encourage them to call or email you before a problem goes too far.  Follow up with your client a month or so after the inspection to be sure all is well.

We Home Inspectors understand the misconceptions about this business and are happy to clarify the true nature of our services.  Inspectors are usually good about giving advice (as long as it is only a courtesy service) in regard to repairs and contractors.  If a mistake has been made by an inspector, he deserves the opportunity to make it right, without litigation, if possible. And believe me, the burden of proof that belongs to the plaintiff is a tough sell in court- even if there was an oversight.

Practice Does Not Make Perfect

Practice Does Not Make Perfect

(Only perfect practice makes perfect)

I recently had the opportunity to review another inspector’s Home Inspection Report.  One of my students is selling his grandmother’s house and the student brought me the report that one prospective buyer had used to get out of the transaction.  The report I saw was created by a Home Inspector that I know. This Home Inspector has been doing business longer than I and, in my opinion, performed a perfectly good inspection on that house.  I previously had the opportunity to do a walk-thru inspection of that same house with my student prior to reviewing the other inspection report.  This made me familiar with the issues he found and reported.

His report and style of reporting prompted several thoughts about how Home Inspectors perform their craft:

 

1.   The other Home Inspector completed an adequate, professional inspection, and found a legitimate issue that got his client out of the transaction with no arguments from anyone involved.

2.   The Inspector’s findings were clearly stated in his report and there was absolutely no confusion as to the major issue. 

3.   I was ‘put off’ by the format of this report; I did not like it, but I had to admit it was perfectly functional and met all the basic requirements of a professional Home Inspection Report.  The Inspection and report served the client even though it was lacking many of the modern improvements and benefits of the reporting style I prefer.

 

His report had no pictures. The report did not go into detail. The Inspector used a style of language that I would never have used and reported on things I believe are better left out of a Home Inspection Report.   

We Home Inspectors have our own comfort zones when it comes to reports.  We are likely never going to report what we find the same way another inspector does, and yet differing styles are capable to do the job (if done well).

What I take away from this is the way someone first learns to inspect and to report is critical to who he or she becomes as a Home Inspector.  It is very doubtful that a Home Inspector will ever vary far from the way he first learned the job.  After six months to a year of doing this job the habits are formed which allow us to get comfortable with the way we do things like write our reports.  We will probably never change.   

This gentleman learned how to perform a home inspection 20 years ago.  He does not use pictures in his reports and I am doubtful he ever will.  Luckily he is performing his inspections well, despite being behind the times.  I am sure many inspectors are out there and comfortable in their improper, inadequate and perhaps dangerously habituated methods. They are just as unlikely to change until something goes terribly wrong for them or for someone else. 

This really underscores the importance of learning to do this job the right way, practicing proper methods from the beginning.

Inspecting a Private Well

Inspecting a Private Well

 

 

Home Inspectors conduct inspections along a set of SOP’s or Standards of Practice.  These establish some boundaries to tell inspectors and clients what is involved in a Home Inspection and what is not.  These boundaries are not always hard and fast, no matter how clearly they are worded.  The SOP’s clearly state that a home inspector “…shall observe and report on the readily accessible; roofing materials and condition; roof drainage systems; flashing; skylights, chimneys and roof penetrations.”  However, nowhere does it mention that an inspector must walk the roof to do this.  Many inspectors do, but many; myself included; do not ever get up on a pitched roof to inspect it. It is a judgment call in either case, and no blame can be laid on either side for their choice.

 

Many services an inspector provides fall beyond the literal scope of the SOP’s. For example, there in our SOP’s it says … “home inspectors do not inspect underground systems or items such as septic systems or private wells…”  Nothing could be plainer than that, simple, done, let’s move on.  However, is that the end of our responsibility? Does that take us off the hook as far as our service to our clients?  Legally yes; but this is one of those gray areas that I think home inspectors define for themselves.  Most home inspectors will do what they feel comfortable with and will consult the SOP’s only as their guidelines.

 

I think that even though the SOP says we don’t inspect wells, we should at least try to provide guidance for our client.  The measurement term that is used by well drilling companies to determine if the well is ‘good’ or not is the “Recovery Rate”.  How many gallons per minute will it recover or fill back up?  This is a test Home Inspectors do not do because it requires specialized equipment and a certain amount of disassembling.  This test provides the number that determines between a ‘good’ well and a ‘bad’.

 

But just because we cannot do that test does not mean we can’t tell them about the condition of the well equipment that we can see, and it doesn’t mean that we can’t tell them about the quantity of water available.  That’s why home inspectors will inspect the pressure tank, switch assembly, and pressure gauge.  Most home inspectors will perform a well flow test and watch the operation of the system during that test.

 

A word of caution when performing a well flow test; explain to your client that the well flow test does not indicate the well is ‘good’ or ‘bad’.  Often the client thinks that because the well passed the well flow test, that it means the well is good.  There could be nothing further from the truth.  This is the opportunity to instruct and educate your client to the importance of having the experts come out to perform the proper testing.

Well Pumps

Well Pumps

 

I attended a Continuing Education class yesterday and the subject for 3 hours was Shallow and Drilled wells.  The speaker was from a company that has been in the business for 65 years, he is a 3^rd generation owner of a well drilling company, so I feel comfortable with his knowledge base.  This type of focused topic class is extremely important because it provides the opportunity to learn in-depth information about one particular area of expertise.  A house has many different areas to learn and it takes a long time to become even conversant in all of them.  It is a very long journey before you know everything there is to know about houses.  I doubt if anyone has ever got to the end.

When inspecting a home whose water source is a private well one needs to get as much information as possible from the few visible clues provided.  This is important because there is a significant difference in the value of a drilled well as compared to the value of a shallow well.  If the house is advertised as a drilled well and you have a shallow well pump (one pipe pump) it raises a red flag and you should alert your client to the fact it may not be what is advertised.  Of course, Home Inspectors do not inspect wells and determining if it is a good well or a bad well is up to the well drilling professional, but we should be looking for signs of possible issues. 

I once had a client who said that the house he was interested in was on a drilled well.  During the inspection things just didn’t look right. I went out to the back yard and just lifted the well-head.  It was merely a casing placed in the back yard with no well under it.  The shallow well and the pump were in a small shed further back on the property.  Nobody was happy; but my client was happier to know about this situation ahead of the closing.

Another situation I have encountered and have been unsure about is where a two pipe pump fits into the story of wells.  My understanding was that a two pipe pump is used when the water is further than 20 – 30 feet from the pressure tank.  However, when I saw a two pipe pump I would ask myself, “Does it mean it’s a shallow well that is far away? Or is it a drilled well that does not have a submersible pump?”  I think I got my answer yesterday.  Our expert informed the class that most of the time when you see a two pipe pump in the basement it means that you have a drilled well.  Two pipe pumps were used for drilled wells before submersible pumps became the norm.   In the past I would see a two pipe pump and couldn’t determine for my client with surety whether it was really a drilled well or a distant shallow well.  Now I can state with more confidence that it is most likely a drilled well.

 

 

Next time I will discuss well flow and well water purity tests.

The Small Defect

The Small Defect

 

Many realtors believe that the job of the Home Inspector is to find the large concern that will adversely impact the sale of the home.  That is in essence correct, but in order to do that the inspector must look at all the small defects and blemishes as signs and clues to finding the more substantial problems.  Realtors would probably prefer we not report all of those pesky small defects that detract from the overall desirability of the home.  What the realtor may not understand is the small defects that we take note of are sometimes the only signs of bigger concerns.

Even when the small blemish is only just that, a small blemish; by reporting it to the prospective buyer the inspector serves two purposes.  He alerts the possibly emotionally blinded buyer to the reality of the house, warts and all.  He has also provided the new home owner; should they end up buying the house, a ‘honey-do’ list of maintenance and repairs.

One of my students was told by a friend that he shouldn’t report all the small stuff because, “The realtors won’t use you if you ‘nit-pick’ the home apart.”  The realtor that would say that or not use a Home Inspector on those grounds is not a professional. 

A complete list of defects, small and large, is essential for the home buyer to make an informed decision.  If the buyer should decide to walk on the deal because the exterior outlets are not GFCI protected, it is his prerogative. It isn’t the job of the Home Inspector to keep information from him.  (Of course if the buyer walks without a major reason he may lose the deposit). We are not there to make sure the buyer sees the house in a certain way.  In fact it is just the opposite; it is the Home Inspector’s obligation to point out all visible defects, especially one such as this which is a safety concern. Always remember…. Our first and foremost responsibility is to our client the home buyer, and to the truth. 

Concern

Concern

 

Home Inspectors are not contracted to find all the correct and proper construction and components of a house.  They are hired to seek out the problems.  When these problems, aka defects, are found the home the inspector must include them in the home inspection report.  In my reporting system I report all defects found in the home in the “concern box”.  This box contains the explanation of the defect, who should be consulted, and a place for digital photos of the defect and its location. 

 

Each defect found generates a “concern” that has to be reported to your client.  The concern needs to be worded in a manner that clearly identifies the defect, explains specifically why it is a concern and recommends an appropriate course of action.  This reporting of the concern is the most important skill of a Home Inspector.

 

The reason I think it is the most important skill a Home Inspector needs is because it is at this point that we convey the appropriate amount of concern.  This skill or lack thereof is where many of the problems occur in regard to servicing our clients and; of concern to our business interests, the real estate agent.  

 

It is extremely important for a home inspector to speak and write about issues in a manner that clearly explains the defect and states the level of concern the client should have.  For example, if an inspector believes the level of concern regarding a defect is minor but writes up the defect in an ambiguous manner with inexact words and unclear explanations, the client might interpret this defect as a major issue.  Now a loose banister in the basement stairway is giving pause to a home buyer on whether or not to buy.

 

On the other hand if a serious defect with grave safety ramifications or vast monetary impact is misinterpreted a client may be at risk of purchasing a money pit.  Here a report about a possibly faulty septic system was interpreted as no big risk, only to become a financial disaster.

 

Home Inspectors must give a lot of thought to reports and how clearly the issues are explained, in writing as well as with proper demeanor while performing the inspection.

 

No matter how good a Home Inspector you are, no matter how thorough your report is, if you can’t communicate in an easy to understand manner with the proper tone of urgency, your report and your work will raise more questions than they answer, and may do a disservice to your client.

 

In regard to problems with real estate agents we must make every attempt to show them we are a desirable professional and a value to their business.  Of course, our main allegiance is always to our client, but it is often the realtor who gets the Home Inspector work. Making every attempt to please them is smart business and a reactionary inspector is seen as a liability. 

 

Realtors on both sides of the home sale hate when Home Inspectors “kill the deal”.  Their complaint may be valid if we over-dramatize a defect.  If the defect is a small matter like a loose handrail, but the inspector treats it like he found a ticking time bomb all parties involved are on edge and may become confrontational.  If the home inspector gets excited and emotional about a defect then the client likely will as well. If the client is appearing dissatisfied with the home at this late point in the deal, the real estate agents see all their hard work leading up to this point fly away; along with their dollars. This small defect now has become an emotional issue and the realtor may not be able to get everyone to calm down. 

 

Articulating the appropriate level of concern about any defect, both in person at the inspection and in the clarity of your report, is a difficult skill and should be near the top of the list for any Home Inspector’s things to be focused on.

Defects – Continued

 

When a Home Inspector is contracted to look at a house the client is usually hoping the inspector can tell them they have found, “…a great place, no worries, and no problems. Good job finding a well constructed and maintained home.” 

They may want the inspector to find one or two relatively minor problems to use as negotiating points, but it would be unlikely that; assuming the buyer really wants the house; anyone would be happy to learn about a major foundation issue or leaky roof that needs to be completely replaced. 

 

Of course they prefer to find out about a big defect prior to buying the house rather than after, and that is really the main purpose of utilizing the Home Inspector; to find the ‘deal breaker’ if it is there and prevent a big mistake when purchasing the biggest investment of your life. 

 

Likewise, as a Home Inspector it is only natural to want to find the big defect, be the hero and save someone from themselves.  Preventing someone from a big mistake purchase is gratifying and an ego boost. Home inspectors are always looking for the large defect, the game changer, the one the client hired him to find, as they should. 

 

The pitfall this presents however is to think our job is only to think about the big ticket items and forget the small stuff.  It is extremely important not to walk by those little defects, the ones that don’t appear to be anything except a minor flaw.  There are two main reasons why the small defect should not be so quickly dismissed.

 

1.   That small blemish or minor flaw may be just a sign of something more substantial that is just at its early stage.  For example, is there such a thing as a little efflorescence? (That chalky substance found on block basement walls).  Isn’t a little efflorescence a sign of something larger that will become a major problem in the future if left unattended?  The same for small cracks in the driveway.  Cracks don’t fix themselves or get better. The cost of repairing a small crack today will certainly be less than fixing an entire driveway in the future. 

 

The price to put gutters on the house is nowhere as significant as the cost of installing a French drain and a sump pump in the basement.  There are hundreds examples of catching large expensive defects in the early stage before they become an expensive repair.  The small items you report on as simply recommendations to avoid large future costs should be considered by all inspectors as an important service.

 

2.   When you are inspecting a house you want to have your client at your side to hear you explain everything you are seeing and doing.  This is always the optimal situation.  Sometimes your client is out of town or will be joining the inspection late after work.  Including every little defect in your report may seem like an unnecessary thing, you may think the client will know that a minor blemish that you saw, but did not think warranted a note in the report, isn’t an important issue.  But what if he doesn’t?  What if he thinks that small vertical crack in the parge coat of the foundation is a big deal.  If he wasn’t there you did not have the opportunity to explain that it is not a major foundation issue.  He may think that you just missed that crack.  It may cause him to wonder if you know what you are doing and doubt your thoroughness. 

 

A client who doubts your report and your inspection may not say anything now about the small thing, but you have set the environment for his seeking legal recourse when something is found later that he thinks you should have seen.  A big storm may damage the roof two years after your inspection and cause it to leak.  This was not an oversight on the inspector’s part but the client may be thinking lawsuit because the distrust was planted by the earlier ‘oversights’.

 

It would be wise to note in your report anything that appears not as it should be, no matter how small.  It will show your client how thorough you are and will explain to your client that, ‘yes, you did see that flaw but no, you don’t think it is an issue.’  You never want is to create doubt with your client.

The Defect

When a Home Inspector is contracted to perform a home inspection the Home Inspector is looking for defects.  The client wants an impartial set of trained eyes to look at the house and see if there are any problems with the building that might inform the purchase. 

The Home Inspector uses experience and expertise to find defects that may not be recognized by the untrained eye.  The Home Inspector isn’t hired to state, 'This is a good house for you at a fair price and you should buy.' or, 'Do not buy this one, there are problems.' The Home Inspector is only providing a list of defects that help the buyer make an informed decision or negotiate a fair price. 

Included in the list of defects are cosmetic issues like dings in sheetrock or peeling paint and perhaps more substantial structural defects like foundation cracks or signs of moisture penetration. The process of looking for defects involves the inspector looking at everything and making sure all defects are brought to light, especially those that may affect the value of the house.

The Home Inspector examines the home for items that are unsafe, do not operate properly, or are not in good condition.  The report will list these items and note the defect(s).  This list of defects helps the buyer make an informed decision.

So what is a defect?  A defect can be defined as:

1.An issue of Safety.  The inspector examines the house looking for conditions that are unsafe such as; a broken handrail, outlets that are not GFCI protected; the presence of mold; etc.  *There are codes that deal with safety issues but to a Home Inspector ‘Safety’ is not a matter of code. Municipal codes that deal with safety are a matter of compliance.  There is often a condition existing that is compliant to the local code yet still may be considered unsafe.   A Home Inspector may look for the presence of carbon monoxide while the furnace is operating, yet most codes aren’t concerned with the operation of the equipment.  Safety issues are often a judgment call on the part of the Home Inspector. An elevated patio may be only several inches off the ground and well within codes to not require a guardrail. However, the ground in the vicinity of the edge may drop off to a steep ravine and the missing guardrail reasonably should be considered a serious safety concern.

2.An issue of Operation:  Operation isn’t only about equipment running properly; it is about all the systems and components of the house functioning as designed.  An air conditioning system that does not cool the house is not functioning as designed and is an issue of operation. Similarly, a roof that appears in perfectly good condition may leak; in that case it isn’t functioning as designed.  It may lead to the deterioration of the insulation or may lead to the growth of mold and it is a defect because the roof covering is not operating properly.

3.An issue of Condition:  The condition of a component or piece of equipment deals with the state of that item at time of the inspection.  Is it rusty? Deteriorated? Worn?  Rotted? In any condition that is not consistent with its age? 

 

If a purchase contract is signed for a home to which a significant defect has been disclosed, the buyer can’t use that defect as a reason to get out of the contract.  The current homeowner might disclose to the seller during a visit to the property that the air conditioning system is old and does not function. He is basically stating that the buyer is getting the house “as is” in regard to the air conditioner.

The purpose of the Home Inspection is to find any significant defects unknown to the prospective buyer.   Significant is determined in many states as a defect that would cost in excess of $1,500.00 to remedy.  If a significant defect is found then the buyer is within rights to break or renegotiate the contract on the basis of the new findings.  Situations arise when the buyer is looking for a way to get out of a contract and legally cannot without paying a penalty.  The Home Inspection may provide that ‘out’ through detection of a previously undisclosed, significant defect.

The defect is judged by the cost of repair, and although establishing that cost is not the role of the Home Inspector the inspector does need to have an understanding of the reasonable expectation for the cost of repair.  A leaky hose bib is a defect but could not, within reason, be considered significant -even though there are many contractors who would be happy to receive in excess of $1,500.00 to repair it.  On the other hand, an old roof that leaks will most likely require in excess of $1,500.00 to remedy and by any reasonable standard should be considered a significant defect (despite the brother-in-law’s offer to fix it for pizza and beer).  

A Home Inspector is often asked what the cost of the remedy should be, but any estimate or advice is offered as a courtesy and is certainly not the final word.

A qualified contractor will be called in to determine the proper remedy.  The contractor will generate an estimate and this estimate will be used by the buyer to negotiate with the home owner. 

The Inspection Part II

One of the great things about this industry is there really is no right or wrong way for doing your job, as long as you are supplying the service your client expects.  We are providing information for our clients; information which they then use to make a better informed decision.  There is no governing authority - (yet) - that deems your system as correct or incorrect.  Of course there are guidelines, standards of practice, and ethical rules set forth by the professional associations, but there are no police at the home to enforce those guidelines.  If you do your job a certain way and your client likes it and other clients want you to do it that way for them as well; nobody can tell you it’s wrong.  The ultimate judge of the merit of your practices is either of two things:  You’re being sued all the time or you have no customers.

 

With that said; let’s talk about the inspection.  As mentioned before, a proper Home Inspection should be thorough and systematic.  Thorough is self-explanatory so let me explain what I mean by systematic.  I believe the inspection should be done section by section, element by element, in the same order every time.  Your process should be automatic so that you become habituated to always do it the same way. 

 

This will create a pattern that is ingrained in your reporting.  You will never have to wonder, “What should I inspect next?”   The comfort of knowing the pattern allows you to focus on what you are looking at and the three viewpoints of condition, operation and safety. 

 

In Karate you need to learn a ka’ta. A ka’ta is a repetition of a series of standard moves, almost like a dance, that creates muscle memory.  The repetition of this choreographed set of movements becomes so familiar and automatic that the martial artist is able to go into “no mind”.  This separation of mind and body ensures that the practiced martial artist can react using one of the ‘moves’ of the ka’ta without thinking; no matter what the situation or what distractions surround him or her.  This is similar to what an effective and efficient home inspector needs to do. 

 

A Home Inspection can get out of hand with any number of different distractions.  The current homeowner may be combative about what you are looking at; a realtor may try to distract you away from an area that may be known to be problematic; a client may have small children running around, or just be hyper-inquisitive about every last detail of your inspection as you go through the house.  These can be not only aggravating but can cause the inspector to lose focus and miss important things that need attention.

 

To ensure a thorough and systematic inspection the inspector has to have a predetermined process that he or she is comfortable with; a routine that can help block out these distractions in order to stay focused on the job, keep cool and be confident that nothing was overlooked.

The Inspection

Part I

Inspecting a house is a daunting task.  Standing in front and looking at a house, an inspector can become overwhelmed by the sheer number of things that need to be checked in order to do a thorough inspection. 
It seems enormous; and it is.

Look around the room you are in.  Imagine that you need to examine and assess every item; from pencils to windows, walls to computer.  Take a minute to see how many items there really are in our everyday environment.  How would you begin?  How would you be sure you did not miss something? 

You would need to list everything.  You would need to break the items down into categories and systematically go through them and report your findings in a logical way. 

 

The first time you did it this would be an extremely tedious and slow process; if you wanted to do a thorough job.  But
when you completed the task you would learn ways to do it better the next time.  You would become more efficient.  Your list would be premade to show what is typically found in similar rooms, you would have preset ways to check each type of thing and what it should be like, and you would leave spaces for unforeseen items.  Eventually you would have a system and, given practice, you could do the job relatively quickly and efficiently.

 

Now, a Home Inspector does not have to deal with the minutia of pencils or non-home related electronics like computers; but does need to inspect the windows, walls, doors, outlets, plumbing, furnace, and on, and on, and on.

 

The approach to complicated questions is often to simplify the problem.  We inspect a complex house by breaking it down into its basic sub-parts and those sub-parts into their components, and then inspect each of those, one at a time.  When we are done with all of the parts, we are done with the whole house. 

We break it down into its sections; the roof, the exterior walls, the exterior grounds, the garage, etc.  We then break each of the sections down into its relevant components, for example: the garage. 

The garage has basic components like doors, floors, walls, door opener, etc. As we inspect each of these components we look at each from three perspectives.  We inspect each component for its Condition, its Operation, and its Safety. 

If a garage door opener is newer and appears in good condition then we note that and report on it.  If it opens and closes as designed we note that it operates and report that as well.  If the overhead door stops and reverses when we break the beam of the electric eye sensor or apply resistance as if someone were under the closing door, then its safety features are also functioning and we report.

Let’s look at a roof as a section. One component of the roof is the covering. What is its condition? Is this covering older; newer; slate; architectural shingle? Is this roof operating properly?  We look to see if the roof is leaking.  If it is not leaking then we know the roof covering is performing its operation properly. Perhaps there is cement tile that looks loose and possibly unsafe.  We then move on to the next components like the gutters and downspouts.  After doing all the separate components of the roof we move on to the next section.  After we have completed all the sections we are done with the entire house; systematically and thoroughly.  

The worksheet (or list as mentioned above) is the primary tool for good home inspection.  It will have listed all of the sections with all of the components.  All the inspector has to do is follow the worksheet section by section, component by component.  The worksheet acts as a guide, and by following the worksheet exactly you will ensure that nothing is overlooked and ensure a thorough, complete inspection.

I recommend that you order your worksheet sections in the order you want to inspect. Order them logically (like outside to inside –top to bottom) and just stay on track, don’t jump around, and don’t become sidetracked; if you do this you won’t miss any sections or components.

A good reporting system should already have all of the components laid out for you and all you have to do is arrange the sections into the order you wish to inspect to check things off piece by piece. 

Personally, I start outside and then move inside - top to bottom, ending in the basement.  Some inspectors prefer to start in the basement and end outside at their vehicle, to do the final paperwork there.  This is a matter of personal choice.  The important thing is that you not skip over any sections or any components within a section, and follow a set routine each and every time to ensure a complete inspection.

  

 

The Home Inspection Report

The Home Inspection Report

 

 

Prospective Home Inspectors think that learning the components, construction practices, proper building techniques and other aspects of a house is what they need to learn at school.  That is only partially true.  Home Inspection School will teach you all you need to know about the systems and safe conditions associated with houses.  However, the most important thing learned while at a Home Inspection School is how to report what you find to your client. 

 

The effective way you report your findings is critical.  The Home Inspection Report is not only a legal document, but even more important, it communicates to your client what you have found.  You may know all there is about home construction and every detail about what to look for when inspecting a home; it does no good unless you can clearly communicate, in a well crafted report, what you have discovered.

 

It is necessary that a report is clear, concise and easily understood.  It is important that the report does not raise more questions than it answers.  The client must see the house through your eyes and clearly understand what your trained opinion of the condition of the house is. 

 

Each section of the house needs to be clearly demarcated and your findings for these sections must be explained section by section.  By breaking the house into understandable and logical pieces like; exterior walls, roof and gutters, bathrooms etc.; the client can be led through the report in manageable chunks which eventually allows a clear picture of the house in its entirety. Breaking the report into sections allows the inspector and the client to clearly see the big picture.  Reporting in a simple and straight forward manner is essential for a Home Inspection to be a worthwhile service.

 

Pictures being included in the report help the inspector show the client what he or she sees.  A Home Inspection is a non-intrusive, visual inspection; it only makes sense to include pictures in the report.

 

When you write practice reports as you take the Home Inspection course it allows the opportunity to have your reports critiqued by the instructors.  This ensures that you are trained in the proper language of reporting and your reports are written in a clear and concise manner.  Writing good reports on your first inspections is not to be expected. 

 

Practice-writing an effective report is just as important as practicing inspecting.  Understanding the reporting process teaches you what you should be looking at in each component of the homes you are inspecting.  My approach to teaching Home Inspection combines report writing throughout the coursework, because you are becoming a consultant to the home buyer not just an expert on homes.  Transferring your knowledge and expertise to your clients is your primary goal and is only possible through a great report.