Some Words on the "Time" Element of the Inspection Process

I have offered a couple posts on the "definition" of a "home inspection".  My last post highlighted the "non-invasive" part of that definition.  Here I would like to highlight some aspects of the "time" element: specifically, that the home inspection "comments on the home as it exists on the day of the inspection".  What does this mean?

- Occupied or Vacant: if at the time of the inspection the home was occupied there are inherent limitations to the process which accompany such a status.  

- Time of Year: if the home was inspected in August and the crawl space was dry (meaning, that it had no standing water, pooling water, etc.) then at the "time of the inspection it was dry".  Now, this same crawl space could have water underneath it in December (the rainy season).  The inspector may (should) note of any signs that he/she sees in the crawl space which signify the possibility of intermmittent water, but sometimes no signs may be present.  For example, water may pool yearly, but may do so only under the vapor barrier, which simply means that it has yet to get on top of the vapor barrier, etc.  The same is true of the roof: if it is the middle of July, the roof conditions could be different than they would be in August.

- Weather Conditions: these are also put into the report.  Was it raining at the time of the inspection, or 98 degrees and sunny?  

- Age of the Home: this may seem to be a strange inclusion, but it is related: a new home which started construction in June and ended in August, with an inspection on August 15th may not have had a chance to show problems which could be present and would only show up in February, etc.

- Intermittent Problems: there are a host of issues which would be present in a home which simply do not show up during an inspection.  For example, lets say that sometimes the garage door doesn't close properly, but during the inspection it did.  It may be true that the garage door works intermittently, which a buyer finds out after they move in, but "at the time of the inspection" it didn't work intermittently or fail: it worked.  That is all the inspector knows.  Sometimes I will operate the garage door 2-3 times during the inspection, but if each time it worked, then for all intents and purposes the garage door "worked".  Other examples could easily include any mechanical systems: disposals, dishwashers, furnaces and air conditioners or thermostats, etc.

So, the inspection process comments on the home "as it exists on the day of the inspection".  The time, date and weather conditions are inserted into the inspectoin report.  A savy inspector also keeps private notes (or maybe even video and pictures...) documenting any conditions which could significantly limit the scope of the process, etc.  People purchasing a house at 1234 Real Estate St. in August then could have an inspection say one thing, yet another person could have an inspection on the same home in January and the report could say another.  Which report is accurate?  Well, quite possibly BOTH are, as both are (in the best of worlds) commenting on the home as it existed when the inspector was at the home.

More later.  Have a great weekend!

jn