About 25 percent of my inspections also involve a re-inspection. I think that's way too low, but it is what it is.
Re-inspections are important because there really is only one person who is knowledgeabout about the property, the problems that were discovered during the home inspection, and capable of determining if the various problems that the Seller agreed to fix were done properly. Re-inspections are often much less expensive than the original inspection itself, and there are four specific problems that occur quite regularly and make a re-inspection worth every penny that might be spent on it:
Especially prevalent in Southern California is the fact that very few professions practice cross-training. So the electrician might come out to do a repair on an exterior outlet without understanding how the work he is doing can impact the stucco wall. Sometimes they are aware, but they fail to inform the home owner that they are not responsible for damaging the stucco, which has to be done in the course of their work, or that they need to have a stucco professional come in to patch the stucco around the outlet after he has finished. Both Sellers and Buyers need to be aware of this
Another problem is that during the course of repairing one thing, something else might be damaged. This happens often when the furnace and water heater are located right next to each other in the garage, as in the picture at right. It's almost a given that a re-inspection of water heater repairs find damage to the furnace, and vice versa.
One more problem occurs when the repair work is not actually done, even though the Seller says that it was. This is not always the fault of the Seller; sometimes it is the professional (and I use that term loosely here) who charges for the work but doesn't actually do it. This happens often when the repair work is "out of sight, out of mind," such as roof repairs, chimney repairs, attic repairs, and foundation repairs. It also happens when the repair professional (term used loosely again) uses technical jargon in order to confuse the Seller: It sounds like he did the work, so he must have.
Lastly, Buyers must remember that home owners are allowed to work on their own properties. Certain things might require permits -- like certain electrical or plumbing work -- but otherwise working on one's own property can pretty much be a free-for-all, and sometimes even the proper permits are not pulled, work inspected, and permit closed.
Sellers here in Southern California like to disclose that permits were pulled, but they never disclose that the failed to have the permitted work inspected, and the permit closed, so a permit history research will show open permits. But at least the Seller didn't like -- the permits were pulled!
The following picture shows an exterior outlet that, at the time of the original inspection, was very loose and was not weatherproofed. I'm pretty sure the repair shown in the picture was done by the homeowner, probably after reviewing President Bush's 2001 speech about buying duct tape.
If you are a Seller, a Buyer, or just a homeowner who is having work done, always hire a third party, such as a home inspector, to inspect the work to make sure that it was done, and done properly.
9 Comments on How do you determine if repairs were done properly, or even done?
MAY
23
2009
Russel, you mean duct tape shouldn't be used to secure outlets? I use duct tape for just about everything, it is the glue of the world, the universe. Where would we be without duct tape?
OK, so there is a moral here. Make sure the work is done properly, and ok, without the use of duct tape.
We have the same problem here as your item number 1. My husband installs alarm wiring in new construction, then has to go back and fix the wires the electricians cut. How lame is that?
Always have a re-inspection. Although stucco is not common here in NC many of your other issues are commonly seen. I think the best policy is document everything and get everything in writing. If the furnace needs repair have the LICENSED repairman put it in writing that the water heater will not be disturbed or damaged. Take pictures. Show the homeowner. If it gets damaged then the repairman is responsible and you have the proof. Document, Document, Document.
I'm always amazed at what people consider a professional repair. Don't get me wrong -- I love duct tape - but this is only amusing because it's not my home that isn't closing because of this lame fix! Thanks for sharing - I'm with you -- reinspect and know what you are buying!
I'm wondering if I should admit that I currently do not have a single roll of duct tape in my house.
Hmmmmmmm.
Perhaps I should do something about that. Wal-Mart a mile down the road is open 24 hours a day, and at 2:37 in the morning, I would have the whole store to myself except for the stockers.
Hmmmmmmm.
I wonder if I need anything else from Wal-Mart. Better yet, I wonder if I need duct tape since I've been able to survive without it for however long I've been without it. LOL
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About 25 percent of my inspections also involve a re-inspection. I think that's way too low, but it is what it is.
Another problem is that during the course of repairing one thing, something else might be damaged. This happens often when the furnace and water heater are located right next to each other in the garage, as in the picture at right. It's almost a given that a re-inspection of water heater repairs find damage to the furnace, and vice versa.
;)
;)
Russel, you mean duct tape shouldn't be used to secure outlets? I use duct tape for just about everything, it is the glue of the world, the universe. Where would we be without duct tape?
OK, so there is a moral here. Make sure the work is done properly, and ok, without the use of duct tape.