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The Home Inspector Hippocratic Oath

By Jay Markanich

Home Inspector with Jay Markanich Real Estate Inspections, LLC 3380-000723

January 15, 2011 09:30 PM

During home inspections we OFTEN come up against a small problem that can be easily fixed. And sometimes the buyer tries to jump in to fix it on the spot, thinking it will help the inspection process.

I ALWAYS HAVE TO CAUTION PEOPLE AGAINST TRYING TO REPAIR SOMETHING DURING A HOME INSPECTION.

Why? Because if they break it instead of fixing it, that gives an opening for it to be said that everything in the house was fine until "that home inspector" broke it to create something to write into his report.

Do you think I am kidding?

I AM NOT!

Sellers have tried that to minimize or eliminate any claim the buyer may have against a house that needs repair. The home inspection has lost its value.

I have seen it happen!

It's at the point of attempting a repair that I have to mention THE HOME INSPECTOR HIPPOCRATIC OATH.

The original Hippocratic Oath has changed much over the years. Originally it said things like, "I will prescribe regimens for the benefit of the sick according to my ability and judgment; I will keep them from harm and injustice." It prohibited prescribing a lethal drug, performing an abortion or even using a knife for any reason unless absolutely necessary to save the patient, including the treatment of slaves.

Like I said, it has changed much over the years.

But THE HOME INSPECTOR HIPPOCRATIC OATH should never change. If I was king of the home inspectors the oath would be real simple.

"Rule #1 - Don't break anything. Rule #2 - Pay real close attention to Rule #1."

That's it! Could it be longer? Sure! But why? Could I add more? Sure! But why?

My recommendation: During a home inspection pay real close attention to THE HOME INSPECTOR HIPPOCRATIC OATH! Doing so will pay dividends in the end!

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Mike Jaquish

Realty Arts - Cary, NC

919-880-2769 Cary, NC, Real Estate

Jay,

Our standard contract makes the Buyer responsible for any damages. They must have known that some buyers just love to get their hands into things...

Jan 16, 2011 01:59 AM

John Mulkey

TheHousingGuru.com - Waleska, GA

Housing Guru

Jay - It's interesting how home inspections have evolved over the past couple of decades. Once it was common to have an "inspector" offer to make certain repairs--never a good idea--and now it's not acceptable to recommend contractors. Home inspections have become a true "profession," and everyone benefits.

Jan 16, 2011 04:58 AM

Jay Markanich

Jay Markanich Real Estate Inspections, LLC - Bristow, VA

Home Inspector - servicing all Northern Virginia

Patrick - you're welcome, and also welcome to stop by again.

When no one fesses up, Bliz, I simply offer to take care of it. But I hear way AFTER the inspection that a problem happened!

Thanks Valerie. Sometimes it is the simple stuff that is overlooked!

John - in that instance, I was in one room setting up my ladder to go into the attic and they decided to wander into another room to have a second look...

Jan 16, 2011 05:21 AM

Jay Markanich

Jay Markanich Real Estate Inspections, LLC - Bristow, VA

Home Inspector - servicing all Northern Virginia

Bob - once my client and I brought our little ones to the inspection, complete with electronics, books and puzzles, because our baby sitting fell through, and they stayed in the kitchen the entire inspection. The sellers accused them of going into the basement and stealing other toys! Didn't happen!

Well, Ken, it was inspired by a circumstance!

Cindy - once a washing machine knob simply came off in my hands. The buyers and agent watched it and we all agreed it was like that prior. Later I got a "bill" from the seller for $859 to pay him back for having the knob fixed! Needless to say, I didn't pay it. Wow, $859??

Debbie - people for the most part are very honest, but you have to watch your back!

Jan 16, 2011 05:25 AM

Jay Markanich

Jay Markanich Real Estate Inspections, LLC - Bristow, VA

Home Inspector - servicing all Northern Virginia

Jim - once the water company came to turn the water on. I said they might want to wait until the agent arrived so we could be inside to make sure all was well. The water was turned on, it stopped appropriately, but during the half hour waiting for the agent, a toilet service line exploded and that was enough water inside exterior walls and on hardwood floors on two levels to cause what I was told was $22K in damage! Guess who was NOT responsible! The water company.

Now, had I turned that water on...

Thanks, Fernando. It is!

Tony - it does seem easy to follow!

Sue - sure, immediate consideration!

Jan 16, 2011 05:32 AM

Jay Markanich

Jay Markanich Real Estate Inspections, LLC - Bristow, VA

Home Inspector - servicing all Northern Virginia

Randy - that's what I say to my Scouts - leave the campsite cleaner than when you found it!

Wow, Glen - woulda, coulda, shoulda!

Steve - the motto also speaks to where you allow clients to go and not go!

Charlie - which is why I don't like brokers to attend the inspection! ;>)

Jan 16, 2011 05:34 AM

Jay Markanich

Jay Markanich Real Estate Inspections, LLC - Bristow, VA

Home Inspector - servicing all Northern Virginia

That is an interesting contract clause Mike. Does that clause apply to Santa?

John - I remember those days. Now we are advised not to do anything, even lighting pilot lights!

Jan 16, 2011 05:35 AM

Virginia Gardner

Roy Wheeler Realty Co. - Charlottesville, VA

Realtor, Charlottesville, Serving Central Virginia

The inspector I used to use has an assistant. He was doing an inspection on my personal residence and broke the stopper on the new tub. He denied it, and it's why that's my former inspector.

Jan 16, 2011 09:01 AM

Jay Markanich

Jay Markanich Real Estate Inspections, LLC - Bristow, VA

Home Inspector - servicing all Northern Virginia

Well, Virginia, I'm sorry to hear that! Come on north!

Jan 16, 2011 11:11 AM

Reuben Saltzman

Structure Tech Home Inspections - Minneapolis, MN

Delivering the Unbiased Truth.

Good point. My dad is really big on that one - he hates touching anything in a home.

This summer I found a loose screw on a ground clamps and figured it would be easier to tighten the screw than to mention the loose clamp in my report, and the clamp broken when I tightened it.

There went 45 minutes out of my day to drive to the hardware store for a new ground clamp after I was done with the inspection.

Jan 16, 2011 01:33 PM

Liz and Bill Spear

Transaction Alliance 513.520.5305 www.LizTour.com - Mason, OH

Transaction Alliance Cincinnati & Dayton suburbs

Jay, More often than not when something like that comes up, as the listing agents we fix it if it's reasonable. We don't want to rock the boat or burn bridges at that crucial point! One of the interesting things we did, replace a candy cane basket that was broken! Luckily, had seen a Food Network show on the making of them so found the place and ordered a replacement. If you could have seen the Mrs. face when we brought it over! Totally made her day :)

Jan 16, 2011 03:28 PM

Jay Markanich

Jay Markanich Real Estate Inspections, LLC - Bristow, VA

Home Inspector - servicing all Northern Virginia

I'm with you Reubs. Every time I want to be a Good Samaritan, it seems, something goes wrong!

Good job Bliz! Not an super important thing to replace, but really classy! Her decorations were back!

Jan 16, 2011 10:37 PM

Tish Lloyd

BlueCoast Realty Corporation - Wilmington, NC

Broker - Wilmington NC and Surrounding Beaches

Glad to hear you say it is your preference that the Agents stay away -- that has been my position for many long years now. I once had a Buyer "suggest" (2 years after his purchase) that I had not paid enough attention to what was going on during the Home Inspection, therefore he was going to file a complaint against me unless . . . $$$$$$$$

He lived in a neighboring state, did not attend the Inspection -- the Seller's Agent was not available to let the Inspector into the property, therefore I unlocked the door and sat at the kitchen table doing paperwork the entire time. Needless to say, the words "Pound Sand" came rushing out. Great post!

Jan 17, 2011 12:40 AM

Jay Markanich

Jay Markanich Real Estate Inspections, LLC - Bristow, VA

Home Inspector - servicing all Northern Virginia

Tish - I'd say that boy was out of line! It isn't your job to do anything during an inspection - and the list generated thereafter is the buyer's purview as well!

Jan 17, 2011 04:24 AM

Hank Spinnler

Harmony Home Inspection Services of GA - Hoschton, GA

Atlanta Home Inspector

"Rule #1 - Don't break anything. Rule #2 - Pay real close attention to Rule #1."

Great advice. Also, I have a rule for myself. It's kind of like the principle of being in the outdoors: "Leave no trace."

In other words, everything must be put back in the same place. Adjust temperature settings on thermostats and water heaters. Turn off lights before leaving, etc.

Jan 17, 2011 12:46 PM

Jay Markanich

Jay Markanich Real Estate Inspections, LLC - Bristow, VA

Home Inspector - servicing all Northern Virginia

I am of that same school Hank! I sometimes tease my buyers telling them it is there responsibility to see all the things that I change that must go back to where we found them!

Jan 17, 2011 01:21 PM

Sam Fischer

Lloyd Pans - Coeur d'Alene, ID

Better Life Through Better Food

Jay, I especially like rule #2! That is just good advice no matter how you look at it. I always enjoyed seeing a customer's face as we started to tear apart their kitchen for a remodel.......priceless.

Jan 18, 2011 03:44 PM

Jay Markanich

Jay Markanich Real Estate Inspections, LLC - Bristow, VA

Home Inspector - servicing all Northern Virginia

Sam - demolition is fun! But unless the customer participates, they do get a bit freaked.

Jan 19, 2011 10:19 PM

Sally K. & David L. Hanson

EXP Realty 414-525-0563 - Brookfield, WI

WI Real Estate Agents - Luxury - Divorce

what are the sellers doing at a home inspection unless it is a pre-inspection which here is not "usual an customary" and just raises suspicion that Uncle Joe was the inspector...

Jan 21, 2011 10:32 PM

Jay Markanich

Jay Markanich Real Estate Inspections, LLC - Bristow, VA

Home Inspector - servicing all Northern Virginia

S&D - unfortunately sometimes the sellers insist on being present during the home inspection. When they are and they begin to insert themselves, I have to take over and tell them to leave us alone. We'll let them know if we have questions I say.

Jan 21, 2011 11:45 PM