Not all home inspectors are created equal. The truth to that statement became really apparent yesterday while inspecting a relatively new property in the Franklin Tennessee area. The owner agent for this property confidently told me that he had just had this property inspected by HIS inspector a few months ago for their 11 month warranty inspection and, I probably won't find anything. Ouch! I hate it when people tell me that. I thanked him and went on about my business of inspecting this property for my client.
Now, just because the property has been inspected by someone else doesn't mean that I go out of my way just to dig up bones and show the client that I am "Earning my Money". That is asinine and unprofessional. If the 
property is clean, I say so. Overall, I thought that the builder did a respectable job of building the property and the current owner did a good job of maintaining the property, and told my client accordingly. However, I felt that they were a few major things that the home inspector should have caught and relayed to on to his client at the one-year warranty inspection. They are as follows:
The house was a traditional stick built house that incorporated engineered lumber for the floor joists. There are guidelines and parameters by the manufacturer of engineered lumber products that builders and mechanical contractors must adhere to. One of the main guidelines in using this particular product revolves around the flanges (which are the top and bottom parts of the floor joists). You can tug on Superman's cape, you can spit in the wind, you can pull the mask off the old Lone Ranger and you can even mess around with Jim; however, you don't mess around with the flanges on engineered lumber. Definitely a no-no! To do so, weakens the member and under the right circumstances, can lead to failure of the joists. The picture provided shows where a plumbing contractor decided to cut the top flange in order to get his connection to the tub installed. So much for plumbers and sawzalls – AGAIN! 
Speaking of tubs, the whirlpool tub which was installed in the master bathroom did not have an access to the pump motor. In the event of a motor or pump failure, all of the tile work in the front will have to come out in order to service the unit. I have seen cases where the outside brick had to be removed to get to the pump. I point this out my buyers as considerable expense would be involved. Most builders will install removable tile panels for servicing purposes. After talking to my client about this, he did make the comment that he just underwent this procedure at his house and it cost him several thousand dollars just to replace the $150 motor.
Up in the attic, there were several areas where mold was growing on the framing members. As we all know, mold is getting to be the buzzword that is synonymous with “deal killer". It is not uncommon to see mold or mold like substances growing on framing members in the attic area. More often than not, builders leave the lumber lying around the lot. The 
lumber gets contaminated and once the moisture content in the wood gets about 20%, it will support fungal growth. During some of the cool damp winters here in the middle Tennessee area, it is not uncommon to see the moisture content of framing members in the attic get above this 20% threshold. Once again, as considerable expense would be involved in getting the property sprayed with a fungicide, I point this situation out to my clients.
The point that I'm making here is that all home inspectors come from different backgrounds and because of these backgrounds we are able to see or not see various issues with the property. Because my background has been in building, thankfully, I am able to find some of the inconsistencies in the building process that many of the other home inspectors in this area often miss. I have not seen the other inspectors report, but because it has been a few months between the inspections, I feel that if these items were found, they would have been addressed by the builder.
This posting and the contents written here are the intellectual property of Michael Thornton of Complete Home Inspections, Inc. providing home inspections for Brentwood, Nashville, Davidson and Williamson Counties of Middle Tennessee. The views and opinions expressed are just that - views and opinions of Michael Thornton and those who comment. This post is a contribution to the ActiveRain Real Estate Network.
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Complete Home Inspections, Inc. is a full service, company which is large enough for excellent service and small enough to care. Serving Brentwood and Nashville Tennessee since 2001. Call 615-661-0297
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I certainly wouldn't have known about the access to the tub pump! Very interesting. A day in the life of a home inspector is never dull.
I love you inspectors. You find things I never even notice. Way to go and keep up the good work.
I had the same thing with the whirlpool pump non-access with a Buyer I worked with last year. The home inspector of course caught the deficiency but the Buyer said "no biggie," when there's a problem, can't the workman just go through the cabinet and not mess up the tile? The inspector said "maybe" but there's no real way of knowing where the pump is as it could be here, here, or here... Overall, the home was in great shape, though, and I think the inspector caught only a few things: torn screen and something to do with the stucco tie-in between the 1st floor and 2nd floor (code here for stucco has been updated to fix an issue with water leakage b/t walls of 1st/2nd floors but NONE of the builders here have any clue about the code re: it. Go figure. I can't really say what I mean b/c I can't remember what the things are called but when I had the repairs written up on an addendum to the Seller/listing agent, all I got was a blank stare and "huh?" The house wound up being a very good deal for the couple, too, once the repairs were fixed. :)
Michael, great blog---it is amazing to me how often there is no access to the pump motor. For an inspector to miss this would likely mean they aren't looking for (or forgot to look for) GFCI protection of the tub:)
Michael
Good info. BUT, some of what you say are 'code' issues not defects.
PLEASE be careful. If you point out one 'code' violation should you point or find all of them?????
What about the 'trap'? What about the 'firestopping'?
If there are NO codes in your area some of these ARE NOT defects.
Hey Mike, Great post and very informative, especially about the pre-fabricated beam.
Sean Allen
As much as I might hate the look of those access panels, I make darn sure to always put them in where we build in a jetted tub. It is inevitable someone will need to access the motor at some point and not doing it just makes it that much harder for no reason. I do hide them in cabinets and closets where possible though.
Morning Mike,
Always enjoy reading your posts. This one was no exception. Great pictures as well.
Have a great weekend,
Hal
Most of us in home inspection, I hope, are careful to never specify something as specifically a code violation. We talk about a possible safety issue, not following manufacturer's specifications, it is loose and is going to fall apart, or that sort of generic but very valid reason. Those inspectors who do not follow that policy could, as Mike Parks says, be opening the door to being accused of being code inspectors and have "missed" codes because they called some but not others. I saw one inspector who always specified the code if he knew it. Bad language choice in my book, based on discussions I have had with my lawyer. That said, most of us know a number of basic codes and might be thinking about them when locating a problem but probably much more of inspection is common sense. A sink with hair hanging out the drain and blocking the P-trap is an obvious problem that has nothing to do with codes -- unless of course the sink has the wrong trap below.
I would have to agree with Mike Parks and Steven up above. You open up a whole different can of worms once you start quoting "codes". I never enter anything in my report that involves code violations. If you do, you better darn well know what you are talking about and make sure you keep up on everything. Personally I don't have time to read that much, let alone retain half of it :-)
I would agree that code violations, or their mention is territory best left to the local building code inspectors. Codes vary widely from one town,county, state to another, and are also widely open to a lot of interpretation, and/or mis-interpretation. Even among local building code inspectors I have come in contact with, there is usually some quite different opinions on the interpretation of the local codes.
If I might add my two cents worth re: "CODES".... Codes are driven by the need to protect people from defects in design, installation and function of those items required to construct (in this case) a "safe" home. They were created and penned because sometime in the past, injury, death or property loss has occurred. While we are NOT to cite codes in our reports or even in the customer dialog, if do not know enough to apply a codes intent to our verbage from a safety standpoint then I believe we are doing our clients a dis-service. I think we all agree that the mention of the word is a NO-NO but I think we need to encourage all of the "Brethern" to take as many code seminars as is possible to protect themselves and their clients.
Blessings
I'm going PRO on this one. Using the word CODE and citing a code section WILL NOT get you thrown in jail. In fact, it may save you some time and your client some money. When you call out a set of steps is uneven, you're really referring to the code anyway, so why not cite the code section and even copy the code. Here's several examples of code issues I have stored in my computer and use all the time:
Appliance is located in a dangerous position. According to today's standard, "Appliances having an ignition source shall be elevated such that the source of ignition is not less than 18 inches (457mm) above the floor in garages. For the purpose of this section, rooms or spaces that are not part of the living space of a dwelling unit and that communicate with a private garage through openings shall be considered to be part of the garage." M1307.3 of the 2006 mechanical code.
Insulation shield is missing. This is allowing insulation to contact the B vent. Today's requirements (G2426.4) states; 'When passing through insulated assemblies, an insulation shield shall be installed to provide clearance between the vent and the insulation material, When vents pass through attic space, the shield shall terminate not less than 2 inches above the insulation materials and shall be secured in place to prevent displacement." Have the proper shield installed to prevent the insulation from contacting the B vent.
Improper single wall vent connector is being used in an un-conditioned space. Today's requirements (G2427.10.2.2) state "Where the vent connector used for an appliance having a draft hood or a category I appliance is located in or passes though attics, crawl spaces or other unconditioned spaces, the portion of the vent connector shall be listed B, Type L or listed vent material having equivalent insulation properties."
Now, what builder or seller can argue with the above statements. Even if they come back and say "it's grandfathered" (by the way, there's no such thing as grandfathered); I say, it's required today because it's a potential fire/safety/health issue that can be controlled.
I have been writing my reports like this for years, no one, I repeat, no one has accused me failing to 'cite' all code violations. So basically, people are copping out when they say citing code is wrong. Go get ICC certified or, like me, become a licensed building inspector in your state; builders and seller won't push so hard if you can back up your findings.
Darren
Something else on whirlpool tubs, some manufacturers require special support under the tub whereas contractors will not purchase it and have their "guy" come up with something similar, like a couple of 2X4's. Get a couple of well fed homeowners and a few hundred gallons of water in it and guess what "might" happen? So when you open the inspection port to see the pump, look for proper support or lack of it.
The title of this blog is so true. As a professional who oftens inspects behind other inspectors, I may it a point not to discredit their name or their work. However, there is a very broad range of inspector abilities and experiences. Some inspectors are very technical and communicate in a very technical fashion. This can really confuse the customer by using a bunch of technical jargon. Other inspectors are not so technical but rely heavily on their interpersonal skills to get them by. I believe it is a required balance of the two that are ingredients for a good inspector.
Hi Michael. I thoroughly enjoyed reading your post. When I use an inspector in Ohio I want someone with your background and integrity. I want an inspector who will be forthright and do the job he's being paid for. If there are defects identified in the inspection process my client has the right to request remedy in order to proceed with the transaction.
I certainly appreciate your professionalism, knowledge, and integrity. Great job!
Good post Michael, you really can't be too detailed. Once your clients have the knowledge let them decide.
Hi Michael, great post a lot of good info thank you.