In the process of buying we had a home inspection done.

We finally got the report and on it there are a number of questionable items. I'd like an opinion if possible to see if I am expecting too much out of this.

1. The garage doors (wood). Both doors have numerous cracks some in excess of 4-6" long that light and air pass through while standing in the garage. Probaly water too when it's raining. The seals at the bottom are half gone and the remainder hangs down when the doors are open.
In the report these are listed as acceptable, as opposed to marginal or defective. Answer so far is that they can't call it defective just because the seal has been damaged

2. I noted at the time of inspection that the front storm door had no closer and did not close properly. In the report it is listed as acceptable which they define as "Functional with no obvious signs of defect" not marginal which according to them would indicate some repair or servicing needed or defective.

3. I pointed out some of those wood bees we have here in the northeast to the inspector bit there is no mention in the report.

4. Separation behind the sink in the tile where the wood behind the tile is now getting soft. Pointed out to inspector. No mention in the report. Their answer on questioning this is "Inspector doesn't see separation between cermaic wall and sink in kitchen. If separation exist that should be sealed" (exact quote)

5.The water heater flue is rusted away as is the top of the water heater however the report only mentions the flue pipe because the water heater still functions. Never mind that a new flue can't be attached because there is not enough water heater to attached it to.

6.A section of gutter in the front has never had a downspout? Apparently the water just fills it up and it runs over and out the end and down the (wood) siding and has caused some rotting. The report only mentions that the gutter downspout was disconnected at the time of the inspection (I guess he thinks the hole where the downspout was healed up. I need some details to show the owner what needs to be done. All they want to say is that it needs a downspout.

There are about 22 items like this. I'm actually not looking for the inspector to nitpik every item but if he checked the screens and they all have holes in them, why not note that instead of saying they are all acceptable, again, which they define as" Functional with no obvious signs of defect" Would it have been to much trouble to actually take a filter out of the HVAC and look at it?

Am I asking too much or is this what you get in the northeast. I have had inspections before but never like this.

Thanks, Thomas

Without reading the complete inspection report to understand the inspector's disclaimers, as well as conditions at the time of the inspection, it is difficult to comment.

Personally I don't like the "acceptable/marginal/defective" categorization because what is acceptable to one might not be acceptable to another, which I think might be the problem here. In my case, I'm experienced (or, perhaps, willing to try after appropriate research) in doing everything, so things that bother others don't bother me depending on how much time I have to do something.

Ultimately, the home inspection is simply one person's opinion, which often doesn't mesh with other people's opinions, particularly sellers. Ultimately, repairing or replacing things noted in a home inspection report is negotiable between buyers and sellers, and buyers certainly have the option of asking for things that aren't in the inspection report, or, of course, walking away from the purchase.

However, I think you might want to work with your inspector to better understand what he is trying to do for you. If you don't get what you deem satisfaction, perhaps you could ask for your money back, return the report to the inspector, sign a release form, and hire another inspector.

Thanks for responding.

I agree that part of the problem is the "acceptable/marginal/defective" categorization. What I don't understand about it is how can anyone look at, for example, window screens that have holes in them and not say that they may be at the end of their useful life and some may need to be repaired rather than "they are functional with no obvious signs of defect" It seems to me that if bugs can get in they are not functional.

As for the front storm door, the reply so far is that "We don't have item like a storm door in our reports. There is item entry and patio door". In my reply to them I noted that they did in fact have it listed as functional with no defects.

I am waiting for a reply from the inspector now to try and get more clarification on the whole report. I hope it resolves the questions but, that is becoming another problem, his reply are taking 48 hours. Combined with the 4 days longer than he originally said to make the report, these 48 hour replies have eaten up all of my time frame and I had to request an extension. At the time of inspeccton he said that if we gave him an e-mail address we would receive a report sometime late that day and by mail 4-5 days later. the e-mail took 5 days and we have yet to receive it in the regular mail.

I am not trying to get the seller to repair all of the items. I don't really even care much about the screens or storm door I just want them to be aware of all that needs to be done so that when I ask for a few of the things they understand that I am meeting them more than half way. I understand they are both elderly teachers that have lived in the home for 24 years and it appears that they either did not know that things were going wrong and have them repaired as it happened or just got used to things because they happened gradually.

I would like to add that at the inspection the inspector surprised me by offering to give me an estimate for the repair of the needed work for an additional $130. I declined.

It seems that you do have some problems with both the report and the home inspector.

The only two states that I'm familiar with that provide estimates are Oklahoma and Florida. Are you in one of those two states? I'm not familiar with anyone charging extra to specifically provide repair estimates, and home inspectors by law in several states or by membership in trade associations are forbidden from doing repairs on properties that they have inspected, usually for 12 months.

I'd probably do a couple of things here.

First, how did you choose your home inspector? If your Realtor chose him/her for you, contact your Realtor as well and let him/her know of your problems with the home inspector.

Second, do your own investigation of your home inspector and the laws in your state regarding licensing, regulations, and complaints. Is he licensed? Does he have errors and omissions insurance? Is he a member of a trade association, such as the National Association of Certified Home Inspectors, the American Society of Home Inspectors, or a state association like the California Real Estate Inspection Association? Is he a member of a business/consumer group like the Better Business Bureau?

Depending on the answers to those questions, as well as one's time frames and bank account, one could take action against the home inspector and his lack of desire to work with you or hire another inspector to provide a new report. One might also pay the current inspector some more money to encourage him to include the screen windows in the report, etc. Some might consider that bribery of the home inspector, so one might need to be careful, but your home inspector might consider window screens to be minor items in the overall scheme of things and so does not note them in the report since it takes extra time to inspect them and report about them. I do know some inspectors who consider screens to be cosmetic items which are not report on.

With my own company, for example, I have six different inspection services at six different prices. I ignore window screens in my LIST, WALK, and BASIC inspections. I include them in my STANDARD, PREMIUM, and TECH inspections. So as I said earlier, without seeing the complete report to read his disclaimers, his scope, etc., it is difficult to comment properly on what your home inspector is attempting to do for you.

If you would like to take this off line by emailing me a copy of his home inspection contract and the report, I'd be happy to try to help you.

Your negotiation is with the seller. You can ask for anything you want in this process. There is no requirement to even give the seller a copy of the report.

Focus on the big ticket items. Let the seller know that you're willing to accept cash or a deduction in selling price, and manage the repairs yourself, if they would prefer that.

Right now I am still waiting for a response to several questions we had for the inspector. We sent them on Friday morning.

We have made a list and given it to the agent to forward. I would have prefered to just list the deal breakers but the agent wanted us to list everything and try and feel them out.

It was also his idea to give them a copy of the inspection report as they would have no idea if what we requested was really needed without it. I think they have lived there so long and things have happened alowly and they got used to them and don't see it as a problem. Example, if there is hot water, everythig must be fine.
That is why I am so intent on it being correct.

If they had said thre were different levels of inspections that would have been fine too.

To use them as an example again, I don't care one way or another about the screens. If he said they don't look at screens, I would have said ok. But, if you are going to write on the report that the vinyl mesh screens need no repair then the aluminum screens should not have 1 X 2 inch holes in them.

When it gets to the bigger items it does make a difference.

I am trying to give him the benifit of a response and axplanation but not much longer. I havelooked at the Connecticut code of conduct or ethics? and it appears the maybe he is not supposed to offer services to repair what he found.

I will give him until tomorrow to answer my questions. Next I will get in touch with his superior and make sure he is aware that I have a problem. 60 minutes after that I start on the state of Connecticut.

I would gladly forward the report to anyone that wants it but I have to include explanations of all of the questionable areas to put it into perspective. Standing alone, without seeing the house it may look like a fairly reasonable report.

Around here there are contractual requirements to give a copy of the summary of Inspection to seller if asking for repairs or price concession. I can not imagine how some states are o.k with not giving a summary report to the seller.

The standard purchase contract from CAR, which 99.99% of everyone here uses, provides that the buyer "shall provide" "free of charge" to the seller a copy of all inspection reports.

My inspection contract has a paragraph that the Client initials stating that I will provide a copy directly to the seller/seller's agent and my Client's agent, so I make three copies of the CD and send them out. That way everyone gets to play nicely in the same sandbox together; well, at least that's my intent. Possibly it comes from my time spent as a Realtor in Houston in the late '70s and early '80s.

Well, I don't know if it's required here or not but I can't see the seller giving concessions without seeing the report so I didn't hesitate to attach it to the request for concessions. There is nothing on it thst says I must give a copy to the seller but when I sell I would request a copy if a buyer wants concessions.

I did get a response from the inspector. After reviewing my questions he replied that I am correct on all except 1 item that he is now not sure of, 1 that he says he didn't se so it doesn't exist, and a few that he failed to respond to. An updated report is supposed to be sent to me.

This actually means nothing now as I still have not received even the original in the mail yet so I don't expect I'll get the new one by tonight and the extension runs out tomorrow.

If the sellers have not checked on my claims for themselves and decide to go just with the original report I'm afraid they wll choose no concessions and the deal is over.

I have been told that the inspector will deny that he offered an estimate and repairs, and as I have no proof, to just forget it. I say if he didn't offer anything, where did I get the business card?

Final update:

We never did receive an updated inspection report, only an incomplete report emailed that they admitted was wrong and needed corrections.

We never received any report in the mail.

I am out the inspection fee, the water test fee and possibly some of the loan processing fee.

Hey, tpro.

I still don't know what state you're in, but you probably have other options.

Here in California, where neither the home inspection industry nor home inspectors are regulated/licensed, there are lots of other options--small claims court, mediation, BBB complaint, etc.

I was so furious at Circuit City one time since neither the store manager, the district manager, the regional manager, nor the national President even saw fit to respond to my complaint, much less try to satisfy me. So I took out a full page ad in the newspaper at a cost of $335. Five different people from Circuit City called me before 8:00 the morning the ad appeared. Not only did I finally get satisfaction, but they also paid the $335 for my ad.

Unfortunately for them, I only give anyone three strikes and then they are out for life. In Circuit City's case, they had five strikes, so nothing they could do would have created a happy customer in me. That was 13 years ago. I've never set foot in a Circuit City store, and when their ads come in the paper or the mail, they get shredded and burned immediately so as not to influence anyone around my house, the weekly waste service, paper recyclers, etc.

I have threatened other businesses with a full-page ad, including a copy of the one that I ran (reprints are wonderful), and have received immediate satisfaction. Perhaps with some creativity, you can get satisfaction from your home inspector.

I might be able to help you more if you'll let us know what state you're in.

Connecticut.

Thanks for the ideas.

Circuit City is in a class all by themselves for customer service. I went there to buy some speakers for my wifes car. The sales guy checked stock, I paid for them but when I got to the front for pick-up they didn't have any. When I said fine, just give me a refund they actually wanted to give me a store credit!!! After my laughter stopped and I spoke to the manager, I got my refund and have not been back.

Hey, tpro.

You would have to be in the only state where I have no resources, know no one, etc. What is it with you Connecticut people? David Letterman scare everyone away?

Try some publicity tactics, though. They can usually work wonders. Perhaps even a nice, personal Internet blog. Feel free to share your blog address with your home inspector.

After the carpenter bees were ignored and the flue not mentioned I didn't need to see any more. If he has any kind of certification he should be reported. Not only is it incompetence it is dangerous. An inspection is not only to determine condition. it is also to teach the buyer about the house and maintenance issues. To say that the vent as you described wasn't flagged as a safety issue might make some buyers think they don't need to fix it.
Guess where the CO goes when the flue isn't propertly connected.

Yeahhh!! A broker with a good head on his/her shoulders who sound ethical