Rick Bunzel

OK I am paraphrasing just abit but this was the jist of the BC Local New headline. A couple bought a house in 2007 and now 3 years later it is "sinking" and they are blaming the Home Inspector. I know this may sound defensive but there is always more to the story than what is written. Secondly in many cases clients expect home inspectors to have X-ray glasses and a crystal ball (don't forget the cheapest price!) Fortunately a good friend of mine Mike O'Handley wrote a very nice response:

It's often the case that when something goes wrong with a home after purchase that the first thing that folks do is blame the home inspector when the issues at hand are frequently issues that were completely concealed or issues that no inspector or contractor, no matter how good, could have seen or anticipated.

Carson-Dunlop, a large and very respected Canadian home inspection firm says it best with a document which their inspectors provide with inspections. Here's the text of Carson-Dunlop's document, When Things Go Wrong:

When Things Go Wrong

There may come a time that you discover something wrong with the house, and you may be upset or disappointed with your home inspection.

Intermittent Or Concealed Problems
Some problems can only be discovered by living in a house. They cannot be discovered during the few hours of a home inspection. For example, some shower stalls leak when people are in the shower, but do not leak when you simply turn on the tap. Some roofs and basements only leak when specific conditions exist. Some problems will only be discovered when carpets were lifted, furniture is moved or finishes are removed.

No Clues
These problems may have existed at the time of the inspection but there were no clues as to their existence. Our inspections are based on the past performance of the house. If there are no clues of a past problem, it is unfair to assume we should foresee a future problem.

We Always Miss Some Minor Things
Some say we are inconsistent because our reports identify some minor problems but not others. The minor problems that are identified were discovered while looking for more significant problems. We note them simply as a courtesy. The intent of the inspection is not to find the $200 problems; it is to find the $2,000 problems. These are the things that affect people's decisions to purchase.

Contractors' Advice
The main source of dissatisfaction with home inspectors comes from comments made by contractors. Contractors' opinions often differ from ours. Don't be surprised when three roofers all say the roof needs replacement when we said that, with some minor repairs, the roof will last a few more years.

Last Man In Theory
While our advice represents the most prudent thing to do, many contractors are reluctant to undertake these repairs. This is because of the "Last Man In Theory". The contractor fears that if he is the last person to work on the roof, he will get blamed if the roof leaks, regardless of whether the roof leak is his fault or not. Consequently, he won't want to do a minor repair with high liability when he could re-roof the entire house for more money and reduce the likelihood of a callback. This is understandable.

Most Recent Advice Is Best
There is more to the "Last Man In Theory". It suggests that it is human nature for homeowners to believe the last bit of "expert" advice they receive, even if it is contrary to previous advice. As home inspectors, we unfortunately find ourselves in the position of "First Man In" and consequently it is our advice that is often disbelieved.

Why Didn't We See It
Contractors may say "I can't believe you had this house inspected, and they didn't find this problem". There are several reasons for these apparent oversights:

1. Conditions During Inspection
It is difficult for homeowners to remember the circumstances in the house, at the time of the inspection. Homeowners seldom remember that it was snowing, there was storage everywhere in the basement or that the furnace could not be turned on because the air conditioning was operating, et cetera. It's impossible for contractors to know what the circumstances were when the inspection was performed.

2. The Wisdom Of Hindsight
When the problem manifests itself, it is very easy to have 20/20 hindsight. Anybody can say that the basement is wet when there is 2 inches of water on the floor. Predicting the problem is a different story.

3. A Long Look
If we spent 1/2 an hour under the kitchen sink or 45 minutes disassembling the furnace, we'd find more problems too. Unfortunately, the inspection would take several days and would cost considerably more.

4. We're Generalists
We are generalists; we are not specialists. The heating contractor may indeed have more heating expertise than we do.

5. An Invasive Look
Problems often become apparent when carpets or plaster are removed, when fixtures or cabinets are pulled out, and so on. A home inspection is a visual examination. We don't perform any invasive or destructive tests.

Not Insurance
In conclusion, a home inspection is designed to better your odds. It is not designed to eliminate all risk. For that reason, a home inspection should not be considered an insurance policy. The premium that an insurance company would have to charge for a policy with no deductible, no limit and an indefinite policy period would be considerably more than the fee we charge. It would also not include the value added by the inspection.

Mike O'Handley, LHI Editor, The Inspector's Journal

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I couldn't have said it any better. Home Inspection's mitigate some of the risk of the unknown. We just all need to make sure that we manage the clients expectations.

Rick Bunzel, CRI
Pacific Crest Inspections
WA Licensed Home Inspector #312
ASHI Certified #249557
NPSAR Nominee Affiliate of the Year 2009-2010
NAHI Member of the Year 2008
NPSAR Affiliate of the Year 2006-2007
WWW.PacCrestInspections.com
360-588-6956
Fax 360-588-6965
Toll Free 866-618-7764

Friday Harbor

Orcas Island Home Inspection

Final Walkthrough

I love educating my clients and oftened surprised at how little they understand the buying process. I oftened get the "deer in the headlights" look when I talk about the next steps. Its understandable that they are being bombarded by loan, insurance, taxes, appraisel and inspections challenges but when your spending several hundred thousand dollars, you better be on your game. Over the past 6 months I had several clients call with post sale issues most of these could have been handled better by myself, the realtor or buyers. Let me elaborate:

Client #1 - Sellers disclose 2nd floor tiled deck is leaking into home around doors. Seller agrees to have leaks fixed. Inspection verifies leaks. Inspection report calls for licensed contractor to evaluated and repair all leaks from deck. Buyer's inspection response just calls for repair. Seller has Handyman repair area with a tube of caulk. Sale is during the dry season so several months go by before first big rain. Area around the doors and windows (under the deck) become a waterfall. Since the inspection response wasn't specific and the repair not scrutinized, the buyer had little recourse but to do an expensive repair themself.

Client #2 - This home was a divorce sale and sellers refused to leave home during inspection. Occupants were somewhat hostile and want the buyers/ inspector to get the job done as quickly as possible. After move in buyer discovers gas leak under range and several outlets that did not work. While it is unclear if the buyer did a final walk through this would have been the best time to discover any latent issues. It was clear that the occupants were not happy about having to sell the house and it is possible that the home may have had some damage or changes as the occupants were preparing to leave. The best time for a final walkthough is after the sellers have move there belongings out of the home.

Client #3 - During the inspection bad siding, broken door jams and damaged walls are documented. Sellers agrees to repairs but the type of repair person and timing of the repairs is not specified in the response. On the day of closing and final walkthrough the repairs are only partially completed and the workmanship is questionable. Client has no choice to go through with closing because their movers are due to arrive the next day. Only a portion of the repairs were completed and not to the buyers satisfaction. Due to the non-specific wording buyer has little recourse but complete the repairs at their own expense

Client # 4 - Gorgeouse hillside home with garage that is cut into a below ground space. Seller had moved all excess belongings into garage to show home. Several weeks after sale closes I get a call from the buyer about the cracks in the back wall of the garage. I meet client at the home and we go over report. Fortunately I had pictures of the garage and stored items. I ask client about the final walk through which he acknowledged he did. He admitted that they checked the home and the garage but didn't recall the back wall. He did want to know why it wasn't reported in my report. I said that in this particuliar case the stored belongings and the shelve units (you could see the outlines on the wall) did not permit me to inspect the area. The client wasn't happy and frankly in hindsight I should have noted the lack of access in my report.

So a couple of lessons are learned here:

1. Repair requests should be as specific as possible. There should be adequate time to verify their quality and completeness. Although some homeowners have the skills to do a repair, the majority don't.
   
2. Have sellers provide proof of repair before the final walkthrough. If there is some doubt of the adequancy of the repairs, have the home inspector review the documentation.
   
3. The final walkthrough should be after the client moves out. This way there are fewer oportunities for damage or changes in the home to occur.
   
4. If an area is not inspected because of the owners belongings, make sure it gets inspected at the final walkthrough.
   

Remember when the inspection was performed furniture, possessions and stored items may have been in the way of a careful visual check. Things may have become damaged during the move.

These are the items a walkthrough should cover where applicable:

* Use the inspection report to verify the items to be repaired. Request the sellers provide documentation in the form of receipts that the repairs were completed
* Using a copy of the contract, check to be sure all items listed are in place (i.e., appliances, lighting fixtures, window treatments, etc.)
* Turn all lights on and off - interior and exterior - bring extra bulbs in they are just burnt out
* Test all appliances
* Run exhaust fans in kitchen and baths
* Run garbage disposal (in the cleanup junk gets thrown in)
* Run ceiling fans
* Test heating and air conditioning (weather permitting)
* Run water in sinks and bath and look for leaks
* Open and close all doors and windows
* Flush toilets
* Inspect ceilings, wall and floors for damage (this happens frequently in the move-out
* Check garage door openers and remotes
* Check basement and attic for items left behind and water seepage/leaking
* Check garage for hazardous chemicals, propane cylinders and old paint left behind
* Make sure all owner's personal belongings are removed from the property

Personally I also like to see that the home is professionally cleaned after the owners move out. Its difficult for anyone to do a good job cleaning up during a move and unfair for the buyers to have to clean up after someone else when they are trying to move in.

Last, but not least, for people buying pre-owned homes they need to understand that they are not buying a brand new home and it will not be perfect. As a home inspector I try my best to set those expectations but weeks later some clients forget that after they move in.

Rick Bunzel, CRI
Pacific Crest Inspections
WA Licensed Home Inspector #312
ASHI Certified #249557
NPSAR Nominee Affiliate of the Year 2009-2010
NAHI Member of the Year 2008
NPSAR Affiliate of the Year 2006-2007
WWW.PacCrestInspections.com
360-588-6956
Fax 360-588-6965
Toll Free 866-618-7764

I was speaking to a Realtor today and she mentioned that in the last 4 foreclosed home buyers, 3 chose not to have an inspection because they were bank owned.

Wow I thought they must be some risk takers!

Here are five reasons for a buyer to reconsider having an inspection:

Lack of disclosure - The inspector's experience can help build a picture of the home's past and it future potential.

Sneaky Vandelism - The obvious stuff is a no brainer but we have seen disconnected gas lines, rubber balls pushed into drain lines and food stuffed into heating ducts. I can't say we will find it all (man's ingenuity know no bounds) but we certainly know where look.

Unpermitted work - If the past owners did there own work without permits, the new owners most likely will be required to bring everything up to current code. A small renovation can turn into a bigger project at the request of the local building department. Inspectors regularly recognized this and alert buyer to it.

Unwelcome guests - Lots of rodents, bugs and animals will move into a vacant house. I can almost guarantee a house that was vacant last fall will have some guests.

Weather related issues - Most of the winterization I have seen is a joke. We regularly find freeze damage to the plumbing, leaking valves in toilets, and split lines hot water baseboard systems.

In most cases the home inspector is going to find items that will cost much more than their fee to repair. In some cases the buyer will reopen negotiations and be successful. Regardless when they go to move in there will be less unpleasant surprises as try to take this house and make it their home.

Rick Bunzel, CRI
Pacific Crest Inspections
WA Licensed Home Inspector #312
ASHI Certified #249557
NPSAR Nominee Affiliate of the Year 2009-2010
NAHI Member of the Year 2008
NPSAR Affiliate of the Year 2006-2007
WWW.PacCrestInspections.com
360-588-6956
Fax 360-588-6965
Toll Free 866-618-7764

Inspecting bank owned homes can be a challenge. Most have been vacate for a time and many don't have utilities on. For the buyer a home inspection can alleviate some of the uncertainty but a home inspection does have it limitations especially during winter and the utilities are off. Fortunately in the Anacortes, Bellingham, Burlington or Mount Vernon, Wa we do not have the deep freezes that other parts of the country have but it does get cold here. Regardless of whether the home has been "winterized" if the home has gotten below freezing you are going to have some damage. There is no way to get all the water out of the plumbing or appliances and when it turns to ice it will cause damage. This is a case of "Buyer Beware" so we do our best to describe the limitations of a visual inspection to our clients. So even if you have an inspection, there maybe latent damage that does not turn up until later. Your best bet is to reserve money for repairs. Buyers can also mitigate some risk by buying a 1 year warranty on the home.

Rick Bunzel, CRI
Pacific Crest Inspections
WA Licensed Home Inspector #312
ASHI Certified #249557
NAHI Member of the Year 2008
NPSAR Affiliate of the Year 2006-2007
WWW.PacCrestInspections.com
360-588-6956
Fax 360-588-6965

I saw a great article on BankRate about the 5 biggest mistakes in Home Inspections Here are some highlights with my own insight:

#1 Not having New Construction Inspected. Amen to that. I have a whole section on my website called the Hall of Shame that shows prospective clients what we find. I am sure with the slowing of new construction things will improve but builders are also being pushed to the brink so quality can still be an issue.

#2 Choosing an inspector for the wrong reasons. The first question a phone inquirer makes is How Much and we expect that but we get some who are calling us because they don't want to use the inspector the Realtor recommended. This is usually because a friend or Consumer Experts say don't use the Realtor recommendation. This is so wrong on many levels: who is in the best position to see the quality inspectors? Realtors. Who is going to know who delivers the best reports? Realtors. Who is going to get sued if there is a bad inspection? The inspector and the Realtor! The Realtor has a vested interest in making sure the client get the best inspection possible. Most I know give out several names which is fine with me.

#3 Not attending the inspection. If your out of town I totally understand but if your too busy your making a big mistake. Also some inspector's say come at this time and I will go over everything with you. Your spending hundreds of thousands of dollars - wouldn't you want to know everything? Secondly if the client is walking around with me they will see the rooms that are packed with stored stuff and I can explain why a can't inspect areas I can't see.

#4 Not following inspectors recommendations. My #1 priority is making sure the home is safe to occupy. New smoke dectectors, adding carbon monoxide detectors and replacing ancient furnaces are all part of what I recommend to ensure no one gets hurt. Several years ago I spoke to the father of a client who was informing me that I was going to be sued for everything because his daughter and grand kids where in the hospital for Carbon Monoxide poisoning. I was able to recall the home (it was a HUD special) and ask it they had ever replaced the furnace or installed a CO detector as I had recommended. He got real quiet and said he didn't know. I found out later from the Realtor that they redone the kitchen and blown the budget on that. Having been in business many years I get to see homes I have previously inspected when they are being sold again. Our reporting system will automatically flag us to a "repeat" address. Although I am doing a new inspection I will review the old report afterwards as a comparison and most frequently the issues are not fixed. So what happend? Did the buyers take a price concession and live with the issue? Probably....

#5 Expecting your inspector to be psychic (and have X-ray vision) Realtors we need your help here. We are not pefect and no inspection will get 100% of the defects. I explain to my clients that my goal is to find big issues and have been very successful in achieving that goal (and having satified clients). What I hear from folks who are talking about past inspections are what was missed. Not having been their the only question I usually ask is "why/how do you think they missed it?" In most cases the issues weren't found until after they were in the home for several weeks.

Happy Holidays

Rick Bunzel, CRI
Pacific Crest Inspections
Licensed Home Inspector #312
ASHI Certified #249557
NAHI Member of the Year 2008
NPSAR Affiliate of the Year 2006-2007
WWW.PacCrestInspections.com
360-588-6956
Fax 360-588-6965
Toll Free 866-618-7764

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