Occasionally

I recently had one that said never gets water, when going down in teh basement there was a tell tale ring with a wet vac plugged in and sitting in the middle... never ugh???

James, 

Excellent point.  It's a shame folks think they are covering themselves by the occassional disclosure comment.  I routinely tell my sellers - fully OVER disclose on the form.  It just doesn't make sense to stretch the truth or try to hide a problem.  

All the best, Michelle

James, My first house in Stamford, CT. got water "once a few years back during a particularly heavy rain". I wish we had called you for the Inspection. Who knew that "once a few years back" meant: fills with water a few inches deep every time there is rain. We installed a sump system after finding out the hard way.

James, great post as usual. In NJ disclosures , except lead, which is federal, are not required. I wouldn't do one if I were selling and advise sellers to decline as well. Either a seller makes an honest mistake and it costs them, or they misrepresent which is worse. Buyers should rely on their home inspector. Have a great weekend.

I guess that this seller was using a very liberal interpretation of the meaning of occasionally.

disclosures required in NC. It is a checkbox form.  No problem, Yes Problem, No Representation. Explainations only required for Yes Problem.  Works well. Buyers get inspections.

I actually bought a home on the Mississippi River, a dream come true.

I asked if the area ever flooded and the Realtor said no and the disclosure didn't mention flooding.

My wife and I write a check for $5000 and sign the papers.

Next week I go to the city to find out what getting a building permit will take, guess what, no permits for addons, only maintenace, I'm in the flood zone, the city even gave me a history of the flooding (5 times)!

I called the Realtor and you never saw anyone get a check out so fast, got my money back the same day.

Disclosures, ha, you need to do due diligence.

Good morning James. Inspectors should have sellers disclosures as a reference I would think. You sound like you do a thorough inspection, wish you were closer to Michigan.

Great points James!  Like many agents, I can appreciate a home inspector that leaves little to the imagination and interpretation of others. 

Jim,

You hit that one on the spot. I almost never see the disclosure form out here. Maybe I should be requesting it.

James,  I'm on both sides of the fence now with explanations that leave room for interpretation.  My 2 advisors (both just first time home buyers) like good/average/poor.  What they want is a (I love this) statement such as yours, but with "= good or average or poor.  I agree with you, so I'm trying to come up with a compromise.

James looks like political correctness has found it's way into the inspection terminology.  I like your wording better, say it like it is, and not mislead by using words that produce a different expectation.

James,

I do not think that I have seen a seller disclosure in more than about 2 percent of my inspections.

Great Job James. One of the hardest things we can do besides not being able to see through walls is to predict how often or how badly a basement floods. 

I once saw stains 4" high all over a basement, with rusted nails below the stain lines, but not above.

The sellers, who lived there from day one, said there was never a "flood" in the basement.  I noted the worst stains near the water heater, which was only 1 year old.  I suspected that a "flood" was caused by a breaking water heater.  The sellers disputed my word "flood."  They said it was a broken water heater that "leaked," but did not "flood."

What's in a word?