When a Home Inspector Misses Something

By Kenton Shepard

Because they're human (yes, yes they are) sooner or later every home inspector is going to miss something. Believe it or not, this is actually a good opportunity.

One of the measures of an inspector's abilities is the gravity of the miss. Did they miss a structural issue which was easily visible and will cost $15,000 to correct, or was it a failed seal in a double-pane window which may be apparent only under certain conditions? Discovering that they missed the former is not the good opportunity.

The good opportunity is the chance to see how the inspector handles the situation.

Was it Really a Miss?

As an inspector, one needs to ensure before the inspection begins that the client has a realistic idea of what is and isn't included in the inspection. I refer new clients to a New Clients page on my web site which includes links to my Standards of Practice, Inspection Agreement and a "Systems Excluded" page detailing what I don't cover. Clients are asked to FAX me signed copies of the Agreement and Systems Excluded page. Early on, I had clients accuse me of missing something (air conditioning performance) clearly disclaimed in my contract and my Standards of Practice.  The Standards are now included in each Inspection Report in the appropriate section.

Was it Handled Well?

There are times to simply admit ones mistake, make amends and get on with it. There are times to demonstrate why one hasn't made a mistake, but graciously offer to make things right anyway, and collect some PR. There are also times which require one to take a position and stand fast because there are a number of situations in which others involved in the transaction- and I don't mean just agents- can be motivated to make the inspector the fall guy.

Which approach to use involves judgment, and that's what it finally comes down to in home inspection. This is true not only in handling mistakes but in evaluating the limitless combinations of home systems and components and all the grey areas in which an inspector finds himself or herself forced to make a decision which they may be called upon to defend in court.

Whew! I must admit, writing this one was a little scary. Inspectors hate missing things. It's embarrassing and it leaves one open to liability. Nuff said.