Phone: 1-907-694-8326 Fax: 1-907-375-2980 anchorage@hometeam · 1.The exterior dryer vent has lint...
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Page 1 of 10 P.O. Box 000000 Anchorage, AK 99523 Phone: 1-907-694-8326 Fax: 1-907-375-2980 hometeam-anchorage.com [email protected] November 14, 2016 123 Sample Drive Anchorage, AK 99504 Inspection #: 00000 Dear Bill Smith, On 11/14/2016 HomeTeam Inspection Service made a visual inspection of the property referenced above. The inspection was performed in full compliance with the Standards of Practice adopted by the State of Alaska Department of Commerce and Economic Development. Enclosed please find a written, narrative summary of our findings and report. Please read the entire report carefully as it contains important information about the condition of this property. Although maintenance items may have been addressed verbally at the time of the inspection, they may not be included in the enclosed report. I trust the enclosed information is helpful. If we can be of further assistance, please feel free to call us at the above telephone number. Sincerely, HomeTeam Inspection Service Mike Hanneman Alaska State Registered Inspectors #54, 130 and 201
Transcript of Phone: 1-907-694-8326 Fax: 1-907-375-2980 anchorage@hometeam · 1.The exterior dryer vent has lint...
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P.O.Box000000 Anchorage,AK99523Phone:1-907-694-8326Fax:1-907-375-2980
November14,2016
123 Sample Drive Anchorage, AK 99504 Inspection #: 00000
Dear Bill Smith,
On 11/14/2016 HomeTeam Inspection Service made a visual inspection of the property referenced above. The inspection was performed in full compliance with the Standards of Practice adopted by the State of Alaska Department of Commerce and Economic Development.
Enclosed please find a written, narrative summary of our findings and report. Please read the entire report carefully as it contains important information about the condition of this property. Although maintenance items may have been addressed verbally at the time of the inspection, they may not be included in the enclosed report.
I trust the enclosed information is helpful. If we can be of further assistance, please feel free to call us at the above telephone number.
Sincerely,
HomeTeam Inspection ServiceMike HannemanAlaska State Registered Inspectors #54, 130 and 201
Each office is independently owned and operated. | ©2013 The HomeTeam Inspection Service, Inc. All rights reserved.
homE inspEction rEport
Home. Safe. Home.
FileNumber:00000
AddressofInspection:123 Sample Drive
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RecommendationPage
123 Sample Drive, Anchorage, AK 99504
Inspection Date: November 14, 2016
Anyrepairsaccomplishedshouldbedoneinamannerconsistentwithanymanufacturersinstallationinstructions,anycurrentcode,andcurrent tradepractices.Thedescriptionsof itemsrecommendedfor repairon thissummarypageareaguidetoidentifytheitemforrepairandshouldnotbeconsideredinstructionsonhowtoperformarepair.
NOTE:HealthandLifeSafetyItemsmayincludeitemsthatbymunicipalamendmentorothersources,areconsidered"notgrandfathered"regardlessoftheageofthebuilding.
HEALTHANDLIFESAFETY1. Theexteriordryerventhaslintaccumulationwhichdoesnotallowthebackdraftpreventertocloseandisconsideredafirehazard.Professionallycleantheductingfromthedryertotheexterior.
2. RecommendaprofessionalservicingandinspectionoftheheatingsystemandwaterheaterbyaqualifiedHVACtechniciantoincludecleaningifnotcompletedwithinthepast12months.Manufacturersrecommendannualservicingandrepairtoensureproperoperationoftheheatingsystem.Technicalinspectionandexhaustivesystemoperationcheckisnotwithinthescopeofthisinspection.RepairasfurtherrecommendedbyHVACtechnician.Receiptrequireduponreinspection.
SIGNIFICANTREPAIRITEMS1. Thesinkfaucetinthekitchenleaksatthestem.Repairorreplacethefaucetasneededtoensurealeakfreeoperation.
2. Theflametothefireplacepulsateswhileonandduringtheinitialstartuptheflamewentout.Furtherreviewandrepairstobecompletedbyaqualifiedfireplacecontractor.
3. Thegarageunitheaterdidnotrespondtothethermostatatthetimeoftheinspection.RepairstobecompletedbyaqualifiedHVACtechnician.
4. Themasterbedroomwindowisnotsealedtothesiding.Caulkthewindowtothesidingtopreventpossiblemoistureintrusion.
FileNumber:00000
AddressofInspection:123 Sample Drive
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GENERALINFORMATION
Throughoutthisreport,theterms"right"and"left"areusedtodescribethebuildingasviewedfromthestreet.Thepurposeofthehomeinspectionistoidentifymajor,visually-observabledefectsthatarepresentatthetimeoftheinspectionandthat,intheHomeTeam'sopinion,mightaffectthetypicalhomebuyer'spurchasedecisionortheuseofthepropertyforitsintendedpurpose.TheHomeTeaminspectsforevidenceofstructuralfailure,significantrepairitems,andsafetyconcernsonly.Allconditionsarereportedastheyexistedatthetimeoftheinspection.
Thisinspectionislimitedtothereadilyaccessible,visiblecomponentsofthestructureanddoesnotaddresstheinsurabilityoftheproperty.Identifyingitemsincludedinmanufacturerrecallsarenotwithinthescopeoftheinspection.Thisisnotacodeinspection.Zoning,easements,set-backs,restrictions,orhomeownersassociationrules,by-laws,orcodesarenotwithinthescopeofthisinspection.
Routinemaintenanceitemsarenotwithinthescopeofthisinspectionunlesstheyotherwiseconstitutemajor,visuallyobservabledefects.Althoughsomemaintenanceitemsmaybedisclosed,thisreportdoesnotincludeallmaintenanceitems,andshouldnotberelieduponforsuchitems.
RECOMMENDATIONPAGE
Therecommendationpageconsolidatesthestructuralfailure,significantrepair,andsafetyitemsobservedduringtheinspection.Repairand/orcorrectionoftheseitemsishighlyencouragedtoprolongtheintegrityofthebuildinganditssystems,alongwithprotectingthesafetyofitsoccupants.
REPORTTEXT
Thebody,orspecificcomponentsections,inthisreportcontaininformationpertainingtotheconstruction,components,andlayoutofthehome.Generalmaintenanceitems,observationsspecifictothisproperty,andsomeminordefectsmaybedescribedinthebodyofthereportforinformationalpurposes,butdoesnotconstituteacompletelistofanyoralloftheseitems.
PROPERTYGENERALDESCRIPTION
Theinspectedstructureconsistedofatwo-levelwood-framedzero-lotlinewithT-1-11sidingthatwasoccupiedatthetimeoftheinspection.
Theageofthestructure,asreportedbythepropertydescriptionwassaidtobe8years.Theapproximatetemperatureatthetimeoftheinspectionwas30degreesFahrenheit,andtheweatherwaspartlycloudy.Theutilitieswereonatthetimeoftheinspection.
Thestructurewassituatedonalevel/lightlyslopedlot.Thesitewaspartiallysnowcovered;theexteriorfeaturessuchasgrounds,walkways,porches,decks,anddrivewaywereinspectedformajorvisualdefects.Thegeneralgradeappearedtobeadequatetodirectrainwaterawayfromthefoundation.Theexteriorgradingdidnotcontactthesiding.Directcontactofthesoiltowoodsidingcancausewoodrotoverlongexposureperiods.
Theexteriordryerventhaslintaccumulationwhichdoesnotallowthebackdraftpreventertocloseandisconsideredafirehazard.Professionallycleantheductingfromthedryertotheexterior.
FileNumber:00000
AddressofInspection:123 Sample Drive
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WALKWAYSANDPORCHES
Therewasanasphaltwalkwayleadingtotheentrywayofthehome.
DRIVEWAY
Therewasanasphaltdrivewaywhichledtothegarage.Thedrivewaysurfacewasvisuallyinspected.
GARAGE
Theattachedgaragewasdesignedfortwocarswithaccessprovidedbyoneoverhead-styledoor.Theconcretegaragefloorwasinserviceablecondition.
GARAGEDOOROPENER
Thefunctionalityofremotetransmitters,keylessentryorotheropeningdevicesisnottestedduringthehomeinspection.Theelectricgaragedooropenerwastestedandfoundtobefunctional.Theautomaticsafetyreverseonthegaragedoorwastestedandfoundtobefunctional.
GARAGEFIRESEPARATION
Thegaragefireseparationwallsandceilingwereinspectedanddidappeartobeadequate.
BALCONY
Abalconywaslocatedatthefrontofthestructure.Theredidnotappeartobedeteriorationofthewood.Thesupportwasvisibleatthetimeoftheinspection.Awoodbalconyshouldbecleanedandsealedregularlytopreventdeterioration.
ROOFSTRUCTURE
Theroofwasaventilated,gabledesigncoveredwithcompositionshingles.Theroofwascoveredwithsnoworfrostwhichdidnotallowcompleteinspection.Observationofthevisibleroofsurfacesandflashingwasperformedfromthegroundlevelduetofrost.Theageoftheroofcoveringwasapproximately8years,asdisclosed.
Thisvisualroofinspectionisnotintendedasawarrantyoranestimateontheremaininglifeoftheroof.Anyroofmetal,especiallytheflashingandvalleys,mustbekeptwellpaintedwithapaintspeciallyformulatedforthatuse.
FileNumber:00000
AddressofInspection:123 Sample Drive
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RAINGUTTERS
Theroofdrainagesystemconsistedofmetalguttersanddownspoutswhichappearedtobeinserviceableconditionatthetimeoftheinspection.Guttersanddownspoutsshouldreceiveroutinemaintenancetopreventprematurefailure.
FOUNDATION
Thefoundationwasconcreteblock.Therewasnoabnormalcracking,movement,orsettlingofthefoundationnoted.Asingleinspectioncannotdeterminewhetheranymovementinafoundationhasceased.Anycracksinthefoundationorfooting,nomatterhowsmall,shouldbemonitoredregularly.Soilconditionsaroundandunderthefoundationarenotwithinthescopeofanormalhomeinspection.
CRAWLSPACE
Thecrawlspacewasaccessibleatthetimeoftheinspection,andwasdry.Thecrawlspacehadapolyvinylvaporbarriercompletelycoveringthesurfaceofthesoils.Thecrawlspacedidhaveadequateventilationtoaidincontrollingthemoisturelevelswithinthearea.
FLOORSTRUCTURE
ThevisiblefloorstructureconsistedofOSBplywoodsub-floor,supportedbytwo-inchbyten-inchplybeamsspaced16-inchesoncenter.Therewasaponywallsystemforloadbearingsupport.Therimjoistandsillplatewasinspectedinfourrepresentativelocations.
PLUMBING
Thevisiblewatersupplylineswerepolyethylenepipe.Thewaterwassuppliedbyapublicsource.ThevisiblewastelinesconsistedofABSpipe.Thestructurewasconnectedtoapublicsewersystem.Allplumbingfixturesnotpermanentlyattachedtoahouseholdappliancewereoperatedandinspectedforvisibleleaks.Waterflowthroughoutthestructurewasaverage.
BATHROOMS
Thestructurecontainedtwobathrooms.Aradiofrequencymoisturemeterisusedonallshowerenclosuresandthefloorareasaroundtoilets.Thesemetersmaydetectpossiblelatentdefects,duetowaterintrusion,notvisibleduringanormalinspection.Anymoistureindicationnotedintherecommendationpageshouldbefollowedbyfurtherinvestigationandrepairofanymoisturedamagedmaterialencountered.Werecommendthathomeswithtiledshowerenclosureshavethegroutcleanedandsealedannually.
GASMETER
Thegasmeterwaslocatedontheexteriorwall.Althoughnoactualtestingwasperformedtodetectthepresenceofgasfumes,therewasnonoticeableodorofgasdetectedatthetimeoftheinspection.
ELECTRICSERVICE
Theundergroundelectricservicewireenteredthestructureontheexteriorwall.Theelectricmeterwaslocatedontheexteriorwall.
TheservicewireenteredaSiemensservicepanel,locatedontheinteriorwallwitha100ampand120/240voltratedcapacity.Thebranchcircuitswithinthepanelwerecopper.
ThevisiblehousewiringconsistedprimarilyoftheRomextypeandappearedtobeingoodcondition.
FileNumber:00000
AddressofInspection:123 Sample Drive
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Arepresentativenumberofinstalledlightingfixtures,switches,andreceptacleslocatedthroughoutthestructurewereinspectedandwerefoundtobefunctioning.Thegroundingandpolarityofarepresentativenumberofreceptacles,andthoseattachedtogroundfaultcircuitinterrupters(GFCI),ifpresent,werealsotested.Thisbuildinghasagroundedelectricalsystem.Olderhomesmaybegroundedtothewaterpipingsystemand/ortoanexteriorgroundingrod.Anexteriorgroundingrodwasnotvisible.AllGFCIreceptaclesandGFCIcircuitbreakersshouldbetestedmonthly.TherewereGFCIprotectedcircuitslocatedinthehome.
ThefreezerinthegarageisonaGFCIprotectedcircuit.AllgarageoutletsarerequiredtobeGFCIprotected,however,themanufacturerrecommendsthatappliancesnotbepluggedintoaGFCIprotectedcircuittopreventtripping.
Alarms,electronickeypads,remotecontroldevices,landscapelighting,telephoneandtelevision,andallelectriccompanyequipmentarebeyondthescopeofthisinspection.
SMOKEALARMS
Therewereadequatesmokealarmsfoundinthestructure.Forsafetyreasons,thesmokealarmsshouldbetesteduponoccupancy.Thebatteries(ifany)shouldbereplacedwithnewoneswhenyoumoveintothehouse,andtestedonamonthlybasisthereafter.
CARBONMONOXIDEDETECTORS
Therewereadequatecarbonmonoxidedetector/swithinthelivingspace.Installationofthisdeviceishighlyencouragedandmonthlytestingoftheunitusingitsbuilt-intesterisrecommended.AnchoragemunicipalordinanceAO2004-64requiresinstallationofaplug-in,withbatteryback-up,carbonmonoxidedetector,andAlaskaStateLawrequiresinstallationofaplug-inorbatteryback-uponeachlevelofthehomeandoutsideanysleepingareasinresidentialbuildings.Thesemaybecombinedwithsmokealarmscurrentlyinstalled.
WINDOWS,DOORS,WALLSANDCEILINGS
Arepresentativenumberofaccessiblewindowsanddoorswereoperatedandfoundtobefunctional.Possibleproblemareasmaynotbeidentifiedifthewindowsordoorshavebeenrecentlypainted.
Theprimarywindowswereconstructedofvinyl,slidingstyle,withdoublepaneglass.Foggingand/orcondensationbetweenwindowpaneshasmanycausesandcanoccurunderchangingclimacticconditions.Thelossofinsulatingvalueofthewindowduetoathermalsealfailureisminimal,andthereforeconsideredacosmeticdefect.
Somehomesmayproducecondensationontheinsidepanesofthewindowglassandcausedeteriorationofthefinishesandwoodframing.Highhumiditylevelswithinahomecanaccentuatethiseffect.Excessivecondensationmayalsorunontothewallstructurebelowthewindowscausingpainttopeel.Periodicmaintenancemayberequiredtomaintainthesewindowsandframes.
Themasterbedroomwindowisnotsealedtothesiding.Caulkthewindowtothesidingtopreventpossiblemoistureintrusion.
FileNumber:00000
AddressofInspection:123 Sample Drive
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Theinteriorwallandceilingsurfaceswerefinishedwithdrywall.Possibleproblemareasmaynotbeidentifiediftheinteriorwallandceilingsurfaceshavebeenrecentlypainted.TheHomeTeaminspectsforevidenceofstructuralfailureandsafetyconcernsonly.Thecosmeticconditionofthepaint,wallcovering,carpeting,windowcoverings,etc.,arenotaddressed.
HANDRAILSANDBALUSTERS
Theinteriorandexteriorhandrailbalusterseparationinsomehomesmayexceedthecurrentcodestandardofnotmorethanfour-inchseparationduetohavingbeenacceptableatthetimeoftheoriginalconstruction.Handrailheight,constructionandmaterialsmayalsovary.Thisconditionmaybeofconcerntofamilieswithsmallchildrenandconsiderationshouldbegiventorepairingorreplacinghandrailstothecurrentcodestandard.
EXTERIORDOORS
Allexteriordoorswereoperated.Theexteriordoorlocksshouldbechangedorre-keyeduponoccupancy.
KITCHEN
Thevisibleportionsofthecabinetsandcountertopswereingoodcondition.Theapplianceswereturnedontocheckoperationalfunctiononly.Nowarranty,expressorimplied,isgivenforthecontinuedoperationalintegrityoftheappliancesortheircomponents.
Thesinkfaucetinthekitchenleaksatthestem.Repairorreplacethefaucetasneededtoensurealeakfreeoperation.
FileNumber:00000
AddressofInspection:123 Sample Drive
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Theelectricrangewasinspectedanddidappeartobefunctional.Theaccuracyoftheclock,timersandsettingsonovensarenotwithinthescopeofthisinspection.
Therangehood/microwavewasinspectedandappearedtobefunctional.Therangehood/microwaveappearedtobeventedtotheexteriorofthebuilding.Theexhaustcapacityisnotwithinthescopeofthisinspection.Periodicallycleaningthefanandfiltermayincreasetheexhaustcapability.
Therefrigeratorwasinspectedanddidappeartobefunctional.Thetemperaturesettingandicemaker,ifpresent,arenotwithinthescopeoftheinspection.
Thedishwasherwasobservedthroughacompletecycleanddidappeartobefunctionalwhensetonthe"wash"and"drain"cycle.
Thedisposalwasinspectedandwasfunctional.Theefficiencyratingisnotwithinthescopeoftheinspection.
DRYERCONNECTIONSANDVENT
Thisnoteissuppliedforinformationalpurposesonly,asmanyclientswanttoknowthetypeofdryerconnectionsavailabletothem.A240voltoutletforanelectricdryerwasinstalledinthelaundryarea.Adryerventwasinstalledandthevisibleportionofthedryerventwasinspected.
FIREPLACE
Aventedgasfireplacewaslocatedinthelivingroom.Theunitwasvisuallyinspectedanddidnotappeartobefunctional.Manyoftheseunitsarecontrolledbyawallmountedswitch.Someoperatebyremotecontrol,whileothersarecontrolledfromthebaseoftheunit.Theseunitsusuallycomewithaninstructionplatethatisattachedtotheunitinsidethecontrolaccesspanel.Besuretoreadandunderstandtheoperatingprocedurespriortooperatingtheunit.
Theflametothefireplacepulsateswhileonandduringtheinitialstartuptheflamewentout.Furtherreviewandrepairstobecompletedbyaqualifiedfireplacecontractor.
ATTICSTRUCTURE
Atticaccesswaslocatedintheceiling.Theatticwasinsulatedwithloose-fillinsulation,approximately10-inchesindepth.Ventilationthroughouttheatticwasprovidedbyridgeandsoffitvents.Theroofstructureconsistedoftwo-inchbysix-inchwoodtrussesspaced24-inchesoncenterandOSBplywoodsheathing.
Becauseoftheconfigurationoftheframing,whichlimitedaccess,itwasnotpossibletoinspectallareasoftheattic.Therewasnomoisturevisibleintheatticspace.
FileNumber:00000
AddressofInspection:123 Sample Drive
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WATERHEATER
Therewasa48-galloncapacity,naturalgaswaterheaterlocatedinthegarage.Informationonthewaterheaterindicatedthatitwasmanufacturedapproximately8yearsago.Thetemperatureandpressure(T&P)valvewaspresentanddidhaveadripleginstalled.Thewaterheaterdidhaveapprovedseismicstrapsinstalled.Thewaterheaterwasfunctional.
HVACINSPECTIONREPORT
Annualmaintenanceoftheheatingequipmentisessentialforsafeandefficientperformance,whichwillmaximizethesystem'susefullife.Periodicpreventivemaintenanceisrecommendedtokeeptheheatingsystemingoodworkingcondition.Duetotheseriousnatureofcombustionairrequirementsandcarbonmonoxidehazardsassociatedwithgasfiredequipment,werecommendthesetestsbeperformedbycertifiedheatingandventilationspecialists.Theresultsofourvisualandoperationalinspectionoftheheatingsystemaredescribedbelow.
Thestructurewasheatedbyanaturalgasforcedairfurnacelocatedinthegarage.
Theheatingsystemwasfoundtobefunctional.
RecommendaprofessionalservicingandinspectionoftheheatingsystemandwaterheaterbyaqualifiedHVACtechniciantoincludecleaningifnotcompletedwithinthepast12months.Manufacturersrecommendannualservicingandrepairtoensureproperoperationoftheheatingsystem.Technicalinspectionandexhaustivesystemoperationcheckisnotwithinthescopeofthisinspection.RepairasfurtherrecommendedbyHVACtechnician.Receiptrequireduponreinspection.
FILTERTYPE
Thedisposablefiltershouldbereplacedonaregularbasistomaintaintheefficiencyofthesystem.Theefficiencyratingisnotwithinthescopeofthisinspection.
HEATINGSYSTEMCONTROLS
Thecontrolfortheheatingsystemwasa24voltthermostatlocatedontheinteriorwallofthehome.Thethermostatwasfunctionalatthetimeoftheinspection.
GARAGEUNITHEATER
Thegaragewasseparatelyheated.Thethermostaticallycontrollednaturalgasunitheaterwasnotfunctionalatthetimeoftheinspection.Theheatingcapacityofagarageunitheaterisnotwithinthescopeofanormalhomeinspection.
Thegarageunitheaterdidnotrespondtothethermostatatthetimeoftheinspection.RepairstobecompletedbyaqualifiedHVACtechnician.
MOLD
Thepossiblehealtheffectsfromexposuretoelevatedlevelsofmoldwithinahomehasbeenagrowingconcernoverthepastfewyears.Healtheffectsingeneralarenotwellstudied,anddosage,exposure,andsensitivitythresholdsarenotwellknownandcanpotentiallyvarytremendouslydependingonvariousconditionsandontheparticularindividuals.
Thepresenceofmoldwithinahome,visibleorhidden,maybeofconcernandwerecommendconsultingqualifiedprofessionalsforanydetection,identification,and/orremediationneeds.Therewasnovisiblemoldobservedinthestructureatthetimeofthisinspection.
FileNumber:00000
AddressofInspection:123 Sample Drive
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REASONABLEEXPECTATIONSREGARDINGAPROFESSIONALHOMEINSPECTION:
Theremaycomeatimewhenyoudiscoversomethingwrongwiththehouse,andyoumaybeupsetordisappointedwithyourhomeinspection.Therearesomethingswe'dlikeyoutokeepinmind.
Intermittentorconcealedproblems:Someproblemscanonlybediscoveredbylivinginahouse.Theycannotbediscoveredduringthefewhoursofahomeinspection.Forexample,someshowerstallsleakwhenpeopleareintheshower,butdonotleakwhenyousimplyturnonthetap.Someroofsandbasementsonlyleakwhenspecificconditionsexist.Someproblemswillonlybediscoveredwhencarpetsarelifted,furnitureismovedorfinishesareremoved.
Noclues:Theseproblemsmayhaveexistedatthetimeoftheinspection,buttherewerenocluesastotheirexistence.Ourinspectionsarebasedonthepastperformanceofthehouse.Iftherearenocluesofapastproblem,itisunfairtoassumeweshouldforeseeafutureproblem.
Wealwaysmisssomeminorthings:Somesayweareinconsistentbecauseourreportsidentifysomeminorproblemsbutnotothers.Theminorproblemsthatareidentifiedwerediscoveredwhilelookingformoresignificantproblems.Wenotethemsimplyasacourtesy.Theintentoftheinspectionisnottofindthe$200problems;itistofindthe$1000problems.Thesearethethingsthataffectpeople'sdecisionstopurchase.
Contractor'sadvice:Acommonsourceofdissatisfactionwithhomeinspectorscomesfromcommentsmadebycontractors.Contractors'opinionsoftendifferfromours.Don'tbesurprisedwhenthreeroofersallsaytheroofneedsreplacement,whenwesaidthattheroofwouldlastafewmoreyearswithsomeminorrepairs.
"Lastmanin"theory:Whileouradvicerepresentsthemostprudentthingtodo,manycontractorsarereluctanttoundertaketheserepairs.Thisisbecauseofthe"lastmanin"theory.Thecontractorfearsthatifheisthelastpersontoworkontheroof,hewillgetblamediftheroofleaks,regardlessofwhetherornottheroofleakishisfault.Consequently,hewon'twanttodoaminorrepairwithhighliability,whenhecouldre-rooftheentirehouseformoremoneyandreducethelikelihoodofacallback.Thisisunderstandable.
Mostrecentadviceisbest:Thereismoretothe"lastmanin"theory.Itsuggeststhatitishumannatureforhomeownerstobelievethelastbitofexpertadvicetheyreceive,evenifitiscontrarytopreviousadvice.Ashomeinspectors,weunfortunatelyfindourselvesinthepositionof"firstmanin"andconsequentlyitisouradvicethatisoftendisbelieved.
Whydidn'tweseeit?:Contractorsmaysay,"Ican'tbelieveyouhadthishouseinspected,andtheydidn'tfindthisproblem."Thereareseveralreasonsfortheseapparentoversights:
Conditionsduringinspection:Itisdifficultforhomeownerstorememberthecircumstancesinthehouseatthetimeoftheinspection.Homeownersseldomrememberthatitwassnowing,therewasstorageeverywhereorthatthefurnacecouldnotbeturnedonbecausetheairconditioningwasoperating,etc.It'simpossibleforcontractorstoknowwhatthecircumstanceswerewhentheinspectionwasperformed.Thiswisdomofhindsight:Whentheproblemmanifestsitself,itisveryeasytohave20/20hindsight.Anybodycansaythatthebasementiswetwhenthereis2"ofwateronthefloor.Predictingtheproblemisadifferentstory.Alonglook;Ifwespenthalfanhourunderthekitchensinkor45minutesdisassemblingthefurnace,we'dfindmoreproblems,too.Unfortunately,theinspectionwouldtakeseveraldaysandwouldcostconsiderablymore.We'regeneralists:Wearegeneralists;wearenotspecialists.Theheatingcontractormayindeedhavemoreheatingexpertisethanwedo.Thisisbecauseweareexpectedtohaveheatingexpertiseandplumbingexpertise,structuralexpertise,electricalexpertise,etc.Aninvasivelook:Problemsoftenbecomeapparentwhencarpetsorplasterareremoved,whenfixturesorcabinetsarepulledout,andsoon.Ahomeinspectionisavisualexamination.Wedon'tperforminvasiveordestructivetests.
Notinsurance:Inconclusion,ahomeinspectionisdesignedtobetteryourodds.Itisnotdesignedtoeliminateallrisk.Forthatreason,ahomeinspectionshouldnotbeconsideredaninsurancepolicy.Thepremiumthataninsurancecompanywouldhavetochargeforapolicywithnodeductible,nolimitandanindefinitepolicyperiodwouldbeconsiderablymorethanthefeewecharge.Itwouldalsonotincludethevalueaddedbytheinspection.ReprintedfromASHIReporter,ByPermissionofAlanCarson,CarsonDunlop&Assoc.
