OK I am paraphrasing just abit but this was the jist of the BC Local New headline. A couple bought a house in 2007 and now 3 years later it is "sinking" and they are blaming the Home Inspector. I know this may sound defensive but there is always more to the story than what is written. Secondly in many cases clients expect home inspectors to have X-ray glasses and a crystal ball (don't forget the cheapest price!) Fortunately a good friend of mine Mike O'Handley wrote a very nice response:
It's often the case that when something goes wrong with a home after purchase that the first thing that folks do is blame the home inspector when the issues at hand are frequently issues that were completely concealed or issues that no inspector or contractor, no matter how good, could have seen or anticipated.
Carson-Dunlop, a large and very respected Canadian home inspection firm says it best with a document which their inspectors provide with inspections. Here's the text of Carson-Dunlop's document, When Things Go Wrong:
When Things Go Wrong
There may come a time that you discover something wrong with the house, and you may be upset or disappointed with your home inspection.
Intermittent Or Concealed Problems
Some problems can only be discovered by living in a house. They cannot be discovered during the few hours of a home inspection. For example, some shower stalls leak when people are in the shower, but do not leak when you simply turn on the tap. Some roofs and basements only leak when specific conditions exist. Some problems will only be discovered when carpets were lifted, furniture is moved or finishes are removed.
No Clues
These problems may have existed at the time of the inspection but there were no clues as to their existence. Our inspections are based on the past performance of the house. If there are no clues of a past problem, it is unfair to assume we should foresee a future problem.
We Always Miss Some Minor Things
Some say we are inconsistent because our reports identify some minor problems but not others. The minor problems that are identified were discovered while looking for more significant problems. We note them simply as a courtesy. The intent of the inspection is not to find the $200 problems; it is to find the $2,000 problems. These are the things that affect people's decisions to purchase.
Contractors' Advice
The main source of dissatisfaction with home inspectors comes from comments made by contractors. Contractors' opinions often differ from ours. Don't be surprised when three roofers all say the roof needs replacement when we said that, with some minor repairs, the roof will last a few more years.
Last Man In Theory
While our advice represents the most prudent thing to do, many contractors are reluctant to undertake these repairs. This is because of the "Last Man In Theory". The contractor fears that if he is the last person to work on the roof, he will get blamed if the roof leaks, regardless of whether the roof leak is his fault or not. Consequently, he won't want to do a minor repair with high liability when he could re-roof the entire house for more money and reduce the likelihood of a callback. This is understandable.
Most Recent Advice Is Best
There is more to the "Last Man In Theory". It suggests that it is human nature for homeowners to believe the last bit of "expert" advice they receive, even if it is contrary to previous advice. As home inspectors, we unfortunately find ourselves in the position of "First Man In" and consequently it is our advice that is often disbelieved.
Why Didn't We See It
Contractors may say "I can't believe you had this house inspected, and they didn't find this problem". There are several reasons for these apparent oversights:
1. Conditions During Inspection
It is difficult for homeowners to remember the circumstances in the house, at the time of the inspection. Homeowners seldom remember that it was snowing, there was storage everywhere in the basement or that the furnace could not be turned on because the air conditioning was operating, et cetera. It's impossible for contractors to know what the circumstances were when the inspection was performed.
2. The Wisdom Of Hindsight
When the problem manifests itself, it is very easy to have 20/20 hindsight. Anybody can say that the basement is wet when there is 2 inches of water on the floor. Predicting the problem is a different story.
3. A Long Look
If we spent 1/2 an hour under the kitchen sink or 45 minutes disassembling the furnace, we'd find more problems too. Unfortunately, the inspection would take several days and would cost considerably more.
4. We're Generalists
We are generalists; we are not specialists. The heating contractor may indeed have more heating expertise than we do.
5. An Invasive Look
Problems often become apparent when carpets or plaster are removed, when fixtures or cabinets are pulled out, and so on. A home inspection is a visual examination. We don't perform any invasive or destructive tests.
Not Insurance
In conclusion, a home inspection is designed to better your odds. It is not designed to eliminate all risk. For that reason, a home inspection should not be considered an insurance policy. The premium that an insurance company would have to charge for a policy with no deductible, no limit and an indefinite policy period would be considerably more than the fee we charge. It would also not include the value added by the inspection.
Mike O'Handley, LHI Editor, The Inspector's Journal
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I couldn't have said it any better. Home Inspection's mitigate some of the risk of the unknown. We just all need to make sure that we manage the clients expectations.
Rick Bunzel, CRI
Pacific Crest Inspections
WA Licensed Home Inspector #312
ASHI Certified #249557
NPSAR Nominee Affiliate of the Year 2009-2010
NAHI Member of the Year 2008
NPSAR Affiliate of the Year 2006-2007
WWW.PacCrestInspections.com
360-588-6956
Fax 360-588-6965
Toll Free 866-618-7764
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