What is your most frequent item that needs to be addressed when inspections are complete? 

For the last 10 years, mine has been furnace issues, specifically the CO2 readings.  This happened again just the other day on a listing.   I received offer and inspections are next!  Inspections were complete and the report was in....the furnace!  CO2 was at a high and needs to be checked and reinspected.  I asked the same questions I've asked throughout the years.... Did they test the furnace when it was up to temp, was the furnace on and running, etc. etc.

I use a licensed heating and cooling company to reinspect every time I get this type of repair report.  First before you inspectors start sending me a rash of hate mail I think there are great inspectors out there doing a fine job.  I also think like in real estate there are inspectors and agents under trained and skills are less than professional but they have a pen and must justify their costs.

Right now I am 15/15 meaning out of 15 times I have been told the heat exchanger was cracked or the chimney was clogged and not drawing properly, the licensed heating and cooling contractor has not been able to duplicate the problem.  This does not mean homeowners should not have inspections!  I will make you sign a wavier if you decide not to have an inspection because I think they are that important.

Choosing your home inspector is just a critical as choosing your Realtor.  Knowledge and experience come with training and time.    

Thankfully, I have a seller who understands these issues, and after explaining the findings of the inspection is immediately calling a heating company to have them perform a service call and see what their findings are, and if anything, correct so we can continue and close.  He has even gone a step further and turned the furnace off and is staying with family till he knows for sure the results.  Better to be safe than sorry, both for himself and the new owner. 

Since the results were so elevated I recommended he stay away until the heating and cooling contractor can inspect the unit.  This unit looks like new, as if it was just installed.  The hot water heater is in superb condition...but like many things on the surface it can be perfect on the outside and inside can be a whole different story.

My safety concerns are always protect the sellers and buyers and confirm.  There is always the first time even a new stove, furnace, hot water heater or dishwasher can fail.  This unit is about 15 years old and looks perfect.  I have my doubts but I never expressed them just suggested confirmation by a licensed contractor.

These are the sellers who make transactions smooth..they listen and an understanding of what needs to be done and do it. 

We will see what the results of his service call are when the heating company comes out.  I've had several inspections performed over the years that all say it's the furnace and CO2 readings are high, and it's been because the inspector did a quick test without the furnace being up to temp or even on and received a false reading. 

What's the most frequent item that comes up on your home inspection reports?

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