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Perspicacity and the 'hidden defect'.

By
Home Inspector with Aspect Inspection

“Visual", "non invasive" and "not technically exhaustive"  are terms used to describe our inspections. They can be found in various forms or versions in our contract wording or standards of practice. As you use more and more testing and sensing equipment, the less visual your inspections become.

The inspections done here are visual building and home inspections for pre-listing and pre-purchase requirements. They are not technically exhaustive and rely on very few indirect sensing devices.

We use our knowledge of building construction technology and systems in buildings* to guide us to look for evidence and then interpret that information to assess risks or weak areas in the building. (*And the history and chronology of the technologies and those systems.)

Very few inspectors here carry anything more than a GFCI plug in tester. Some have moisture meters and fewer have infrared cameras. (Cameras, lights, tools to open panels, and ladders are commonly used.)

plug in testers

If we find problems, or indications of problems we say so and recommend the qualified specialists and appropriate tradesmen be brought in to investigate further. Our recommendation gives the client the right to have that specialists' evaluation (if the agents have written the offer terms correctly).

Our inspections provide our clients the due diligence the courts require to conserve their right to seek redress via the courts should the need arise.

Unless an inspector has been negligent and missed a major defect (This has to be proven legally.), anything discovered or that manifests later is a 'hidden defect'. It is hidden in that a qualified inspector was not able to detect it during a 2 to 3 hour visual inspection of the property.

That a buyer might not see something is to be expected. An inspector is valued as a professional in the field and is held to a high standard of knowledge and perspicacity. But he is not as specialist.

Inspectors are not expected to find absolutely everything. We cannot! Clients who expect this have been miss-informed. The vision of an inspector as Mr Gadget is a miss-conception that industry insiders treat as the cartoonish image that it is.

Invasive testing is best left to engineers and the 'Mike Holmes' contractors who are prepared to take it all apart and then rebuild it. That's not inspection it's renovation and is not part of the process of buy or selling property. 

Hidden defects, when present are just that, i.e. hidden. They are behind walls, floors or ceilings. They can’t be seen. Inspectors look for indicators, evidence or clues to underlying conditions.

When there are none no conclusions can be drawn.

 

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Comments (6)

Margo Currie
Exit 1 Stop Realty - Saint Augustine Beach, FL

Thanks for a very good and informative explanation of the expectations of home inspections.

Mar 02, 2011 12:46 AM
Robert Butler
Aspect Inspection - Montreal West Island, QC
Montreal Home Inspector | Aspect Inspection

Thanks Margo, you're welcome.

Mar 02, 2011 12:49 AM
Charles Buell
Charles Buell Inspections Inc. - Seattle, WA
Seattle Home Inspector

Robert, I agree with you.  Also though, more and more is being expected of us and as long as people are willing to pay I think the scope of what we do will grow as well.  Most of the inspectors of 20 years ago would not recognize what we do today.

Mar 02, 2011 02:28 AM
Donald Hester
NCW Home Inspections, LLC - Wenatchee, WA
NCW Home Inspections, LLC

Robert,

I agree. It is tough, because we are somewhat limited to "do no harm" to the home. We  may have to be creative on how to seek information. Much will be circumstantial, but put it all together you can make out a certain picture. And yes, calling for further evaluation may be our greatest asset. Somethings to be corrected will need a little "Holmes-ifacation"

 

Mar 02, 2011 04:25 AM
Dale Ganfield
Leland, NC

Hi Robert, well said!  You captured what I believe is the intent of the standard of practice in NC where I have my license.  Thanks

Mar 02, 2011 07:55 AM
Robert Butler
Aspect Inspection - Montreal West Island, QC
Montreal Home Inspector | Aspect Inspection

Charles I guess that makes me 'old school'.

Donald thats where the perspicacity comes into the job."Holmes-ifacation" nice one!

Dale, thanks, see you when you get back from NL ( go back to the other blog and take the boat tour link I posted for you.)

Mar 02, 2011 12:39 PM