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How Far Should The Home Inspector Go?

By James Quarello

Home Inspector with JRV Home Inspection Services, LLC HOI 394

January 16, 2011 12:47 AM

Two posts this morning have led to this post. First was Jay Markanich's post on the Home Inspectors Hippocratic Oath which in turn inspired Lenn Harley's post, What About Home Inspection Interference By The Seller?

Oh where, oh where can the water meter be? Lenn described a situation in which the seller has left important areas of the home blocked and therefore uninspectable. Every inspector comes up against road blocks on every inspection. Most homeowners put little importance on access to their electric panel or water meter. To most homeowners I believe these things are just something that has little significance, consequently they pile stuff around the water meter or encase the electric panel in a wall.

I agree completely with Lenn and many of those that commented it is the listing agents job to inform their seller to make certain the home is in inspectable condition on the day of the home inspection. In reality it rarely ever is.

So what's an inspector to do?

There it is! That depends on the individual inspector of course. The first thing that I do is politely ask the buyer's agent to move the stuff so I can continue to work somewhere else in the home. Most are happy to help (they're usually bored stiff) and are understanding of the situation. I take pictures of the area just in case someone has a problem later.

If the impediment is something like a small table or a box or two, I will usually move it myself, after taking pictures and usually getting witnesses. This of course is a judgment call. I have heard of, all though I have not met, inspectors who will not move, go into or climb anywhere with the slightest obstruction.

The bottom line for me is this; I am there to inspect the house at that time. I will do my best to get to and inspect every area in the home, especially the critical components. No excuses.

James Quarello
Connecticut Licensed Home Inspector
2010 - 2011 SNEC-ASHI President
NRSB #8SS0022
JRV Home Inspection Services, LLC

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Lenn Harley

Lenn Harley, Homefinders.com, MD & VA Homes and Real Estate - Leesburg, VA

Real Estate Broker - Virginia & Maryland

So reasonable and so accomodating. Yet, if the home inspector is asking the buyer's agent to move items, they are asking that agent to assume risks that the inspector isn't willing to take themself.

Of course, common sense must prevail. If a room is "stacked" with boxes and other items, no way anyone should move a thing. A small box or so, sure.

Commond sense, always.

Some of our experiences tell us to leave stacked items in place and insist that the seller or seller's agent move them. Such as, the area behind the wall in the finished basement where boxes obscured the water meter and a wall COVERED WITH MOLD due to a leaking foundation. Mmmmmm.

Jan 16, 2011 12:52 AM

Tamara Elliott-Deering

Central Metro Realty - Austin, TX

James,

Either I'm a very good homeowner/agent/contractor or all of the time I've spent around building officials and commercial construction has paid off because I've never had an inspector have any problem accessing any part of my home. Especially the electrical panel, (unfortunately) don't the people in your pictures ever trip a breaker, or just want to turn one off for one reason or another?

Although I just went to replace a tub at a low income housing complex and I couldn't find the water shut-off to the unit. I called the property manager, it was buried. Convenient, huh?

Best of luck.

Tamara

Jan 16, 2011 12:57 AM

Steven L. Smith

King of the House Home Inspection, Inc. - Bellingham, WA

Bellingham WA Home Inspector

James,

We almost never have agents for either side at the site here, other than to open a door. So it is left to the inspector. I will move many things but have to draw the lines sometimes. I am not comfortable with heavy, fragile or messy stuff.

Jan 16, 2011 01:25 AM

Charles Buell

Charles Buell Inspections Inc. - Seattle, WA

Seattle Home Inspector

Jim, sometimes the I will have the agent call the listing agent and/or seller to get permission to "go postal" on various things---like when a shelf has to be removed that has been screwed in place across the electrical panel or the attic access has been painted shut.

Jan 16, 2011 01:51 AM

Dawn Crawley

Dawn Crawley Realty - Pinehurst, NC

Find Pinehurst Homes

I usually go to most inspection for either side of the transaction I'm an agent for. Fortunately this has never been an issue for me, so thanks for the blog as I will use your post and the comments on how to deal with the situation if and when it occurs.

Jan 16, 2011 02:41 AM

Bill Saunders, Realtor®

Meyers Realty - Hot Springs, AR

www.BillSellsHotSprings.com

Good Ponts James. You can't do the job you are hired to do if you can't physically get there. Even so, you are expected by some to see through the walls.

all the best...

Jan 16, 2011 03:50 AM

Steven L. Smith

King of the House Home Inspection, Inc. - Bellingham, WA

Bellingham WA Home Inspector

James,

Nutsy is stuck in Mexico and we lost our ATM card so you might want to send him some cash to help get him back to the US. I gave him some space on my blog today.

Jan 16, 2011 03:58 AM

Jay Markanich

Jay Markanich Real Estate Inspections, LLC - Bristow, VA

Home Inspector - servicing all Northern Virginia

It is a judgment call, but when I simply cannot get to something it becomes the seller's responsibility to pay me for a return visit. The buyers pay me, but it comes out of the settlement at the end.

Jan 16, 2011 05:46 AM

TeamCHI - Complete Home Inspections, Inc.

Complete Home Inspections, Inc. - Brentwood, TN

Home Inspectons - Nashville, TN area - 615.661.029

James, it depends. If a panel or crawlspace is locked, I ask permission to cut the lock. I let them know that there is a $75 trip charge to come back out. That typically gets a yes...

Jan 16, 2011 07:09 AM

Reuben Saltzman

Structure Tech Home Inspections - Minneapolis, MN

Delivering the Unbiased Truth.

I'm with you, James. I'll have the buyer and their agent help me if necessary. I've emptied out dozens of entire closets to get at attics and crawl spaces, and I have yet to have a single complaint.

Jan 16, 2011 01:40 PM

Jay Markanich

Jay Markanich Real Estate Inspections, LLC - Bristow, VA

Home Inspector - servicing all Northern Virginia

Yeah, Reuben, but if you break Aunt Martha's china you are screwed! And if you can't prove that you DIDN'T break it you are similarly screwed! I call those "booby traps," and have run across a few.

Jan 16, 2011 10:40 PM

Dale Ganfield

Leland, NC

Hi James, I agree that this is a judgment call. My judgment is influenced by; is this a one off where one area or system is blocked, is this an epidemic problem throughout the house, and last but not least what is it that is blocking the inspection. I try to accommodate, but if the risk is high to damage something (me or the owners belongings) or it is a consistent problem, I do my best to gain visual access, photograph, note, and report the conditions as they exist at the time of the inspection.

Jan 17, 2011 01:47 AM

James Quarello

JRV Home Inspection Services, LLC - Wallingford, CT

Connecticut Home Inspector

Lenn, You could look at it that way (not assuming risk) or as I said it allows me to continue to inspect instead of wasting time moving the homeowners junk out of the way. The other point you bring up is the strategically placed obstructions. I have found those more than a few times over the years.

Tamara, I believe some people just do not understand, for what ever reason, the importance of having access at all times to the electric panel, water shut off or even the furnace.

Steve, Really? The buyers agent is (should be) almost always at the inspection here. It irks me when they leave. They are an important part of the inspection process and should attend so they can understand the issues that crop up.

Charlie, I have done the same thing on occasion. I hate leaving something not inspected.

Dawn, I really believe the buyers agent should attend the inspection and most do, but occasionally I get one who opens the door and leaves. Poor service in my eyes.

Bill, See through walls and predict the future :)

Jan 19, 2011 12:34 AM

James Quarello

JRV Home Inspection Services, LLC - Wallingford, CT

Connecticut Home Inspector

Steve, The checks in the mail.

Jay, I agree if I have to come back because something is not inspectable, I need to be paid.

Michael, That'll work :)

Reuben, Same here, why come back if you don't need to.

Jay, Didn't you tell one of those stories?

Dale, As I said, and the other inspectors as well, it really is a judgement call. We all have different comfort levels of what we are willing to move.

Jan 19, 2011 08:39 AM

Jay Markanich

Jay Markanich Real Estate Inspections, LLC - Bristow, VA

Home Inspector - servicing all Northern Virginia

I did, I did and they did in fact pay me to come back!

Jan 19, 2011 10:26 AM

Donald Hester

NCW Home Inspections, LLC - Wenatchee, WA

NCW Home Inspections, LLC

James,

We all feel that little twinge when this comes about. Especially if its one of the major items that needs to be inspected. The ol' risk versus reward thought. I take a pictures also just in case I have to justify why, I did or did not do something and try to have a witness/helper/crime companion.

Jan 19, 2011 12:45 PM

James Quarello

JRV Home Inspection Services, LLC - Wallingford, CT

Connecticut Home Inspector

Jay, Well they should. Your time is worth at least a lot of nuts.

Donald, That is pretty much the way I approach these situations as well.

Jan 20, 2011 12:58 AM

Jay Markanich

Jay Markanich Real Estate Inspections, LLC - Bristow, VA

Home Inspector - servicing all Northern Virginia

CASHews...

Jan 20, 2011 02:04 AM

Reuben Saltzman

Structure Tech Home Inspections - Minneapolis, MN

Delivering the Unbiased Truth.

Jay - thankfully, I've never even been accused of breaking something. If I do break something, I'll pay for it. If it's really expensive... well, that's what I have insurance for, and I pay a lot of money for it.

If someone accuses me of breaking something but I didn't break it, I'll ask them to prove it.

Jan 20, 2011 02:03 PM

James Quarello

JRV Home Inspection Services, LLC - Wallingford, CT

Connecticut Home Inspector

Jay, Bless you.

Reuben, Good point.

Jan 22, 2011 01:21 AM