What should I expect from a Home Inspector?

By
Real Estate Broker/Owner with Realty Arts NC Broker License #235526

I have my little list of expectations.

Skill.

Knowledge.

Diligence.

Thoroughness within the guidelines.

Articulation.

Minimal emotion. 

Work ethic.

Good documentation.

Respect for the fact that the endeavor revolves around the client, not the inspector or the agent.

Do I really have to say "Integrity?"

Electrical foible

 

I took the photo above.  It did not come with the inspection report.  The panel was cited for a double-tapped breaker.

Could I have reasonably expected any other citation in the report?

I think so.

For the record, this is from the past, and the inspection was not performed by anyone I currently recommend. For sure.
Posted by

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___________________________________________________________________________________________

Scan the QR Code with your Smartphone to Email MeQR CodeMike Jaquish, REALTOR®

919-880-2769 www.RealtyArts.com

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Independent Broker/Owner, Realty Arts

130 Towerview Court,

Cary, NC

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Ambassador
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Charles Buell
Charles Buell Inspections Inc. - Seattle, WA
Seattle Home Inspector

Mike, so any repercussions for not reporting on the aluminum wiring?  Or was that reported along with the double lugging?

Mar 28, 2010 11:12 AM #1
Rainmaker
786,727
Mike Jaquish
Realty Arts - Cary, NC
919-880-2769 Cary, NC, Real Estate

Charles,

Only the double tap was mentioned.  Hey, how about the 10-2 entering through the big knockout with no connector clamp?

No repercussions.  There was enough mess in the place that my buyers terminated out of this one and we got them into a better home.  A few years later, and they are happy as clams.

Mar 28, 2010 11:16 AM #2
Rainmaker
449,709
LLoyd Nichols
Premier Florida Realty of SWFL - Fort Myers, FL
SW Florida Homes

Mike: Its a mess alright. Specially with no connector clamps and aluminium! What would it cost to fix all this do you think? Great job.

Mar 28, 2010 11:20 AM #3
Ambassador
1,189,372
Ellie McIntire
Ellicott City Clarksville Howard County Maryland Real Estate - Ellicott City, MD
Luxury service in Howard County & Catonsville

Obviously I need a good home inspector to be able to detect this. I have no idea what I am looking at!

Mar 28, 2010 11:23 AM #4
Rainmaker
786,727
Mike Jaquish
Realty Arts - Cary, NC
919-880-2769 Cary, NC, Real Estate

Lloyd,

We didn't get an electrical quote.  There was additional stuff, too.  The place needed many thousands in work.  That was about the time I became determined to help clients avoid wasting inspection dollars on homes that needed too much work for them.

Mar 28, 2010 11:25 AM #5
Rainmaker
786,727
Mike Jaquish
Realty Arts - Cary, NC
919-880-2769 Cary, NC, Real Estate

Ellie,

No one is perfect, for sure.  But a good home inspector is worth his weight in gold.

Mar 28, 2010 11:26 AM #6
Rainmaker
685,125
Cynthia Larsen
Cotati, CA
Independent Broker In Sonoma County, CA

I depend on my inspectors to know what is wrong with this picture, since I don't.  I've been through a couple of inspectors but I now have a couple of gems.  I have the luxury of hiring HGTV's House Detective Steve Ramos and he is wonderful.  www.envirovue.com

Mar 28, 2010 11:59 AM #8
Rainmaker
643,145
Marchel Peterson
Results Realty - Spring, TX
Spring TX Real Estate E-Pro

Mike, I recommend an inspector that many agents will not use as he does an INCREDIBLE job!  My feeling is that I can ALWAYS go find another house but I want my clients to know exactly what they are getting in to! 

Mar 28, 2010 12:12 PM #9
Ambassador
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Charles Buell
Charles Buell Inspections Inc. - Seattle, WA
Seattle Home Inspector

Mike, lots of issues there for sure----picking on the aluminum because that is typically a "deal breaker"----all the other things are relatively minor to that one.  Even changing out the whole panel is minor compared to aluminum wiring in the home:)

Mar 28, 2010 12:30 PM #10
Rainmaker
786,727
Mike Jaquish
Realty Arts - Cary, NC
919-880-2769 Cary, NC, Real Estate

Don,

"Twas brillig and the slithy toves did gyre and gymbal..."

Cynthia,

The issues here are blatant and fundamental.  Ignoring them is a great way for an inspector to not hear his phone ring again. 

Marchel,

I use an inspector who is popular because he has most or all of the attributes listed above.

Charles,

I agree with your assessment.  But, as I told Cynthia, I think the issues are so fundamental that failing to document them was a significant disservice to my client.  It was a pain, and costly for my clients, to extract them and get into another home.  But, it has been much more costly for the inspector. 

In 3 1/2 years, I have never called him again.  His calculable cost of the loss of my business is ongoing and would easily cover the cost of the rewiring.

Mar 28, 2010 12:54 PM #11
Ambassador
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Charles Buell
Charles Buell Inspections Inc. - Seattle, WA
Seattle Home Inspector

Mike, I hear you loud and clear----ALL kinds of short sightedness out there :)   I am always telling students----document, document, document----it is our version of location, location, location.

Mar 28, 2010 01:05 PM #12
Rainmaker
643,145
Marchel Peterson
Results Realty - Spring, TX
Spring TX Real Estate E-Pro

Mike, I honestly don't understand why my inspector is not popular with other agents.  I was told recently he is out of the loop.  Funny thing is these agents use him when they want to buy their own house.

Mar 28, 2010 01:43 PM #13
Rainmaker
786,727
Mike Jaquish
Realty Arts - Cary, NC
919-880-2769 Cary, NC, Real Estate

Charles,

That's a shame.  Taking the long view is just good business.

Marchel,

I would hire my guy to inspect something I was going to buy for myself.  That says it, as far as I'm concerned.  Makes it easy to recommend him.

Mar 29, 2010 02:31 PM #14
Rainer
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Harold Miller
Miller Home Inspection - Camano Island, WA
Everett Home Inspector

Mike,

I appreciate the fact that you expect the inspector to do his/her job by recognizing the defects and report the material defects. Just as there are inspectors who fail to recognize and report such defects, there are also those real estate agents who try to discredit us when we have done a thorough and complete inspection.

In the past week I have had two listing agents emphatically deny drainage problems in crawl spaces, and saying they even went into the spaces themselves. Ignoring the recommendations for an additional inspection by a drainage contractor and  ignoring the photographic proof I provided.

Another listing agent was adamant that the hardboard siding on the home was not defective, despite the obvious buckling, swelling, rot, and high moisture readings. A Weyerhauser product with known defects.  Again ignoring the recommendation for an additional inspection by a siding expert.

In the electrical panel above the aluminum wiring had to be reported, no exceptions. Potential Fire Hazard!!!

The 10-2 wire missing the clamp is a simple and cheap fix that the inspector may have "assumed" the electrician would rectify as part of removing the double tap condition on this circuit, but it is better to report everything, than to simply assume anything.

Mike, we really need alot more agents like yourself, who can appreciate the service we provide to the home buyers.  Keep up the good work!

Apr 02, 2010 04:58 AM #15
Rainer
332,763
David O'Doherty
Raleigh Realty Inc - Clayton, NC
Clayton NC Homes, Raleigh, NC

Mike I don't know as much about electricity as you obviously do but I KNOW there is something wrong with this picture. Now am I reading this right, that the inspector did not mention this in his report?

Apr 06, 2010 10:32 PM #16
Rainmaker
786,727
Mike Jaquish
Realty Arts - Cary, NC
919-880-2769 Cary, NC, Real Estate

Harold,

I sympathize with home inspectors who get brow-beaten by agents who aren't looking for truth.   I want articulate inspectors who know their job and offer clear findings.

David,

The only citation by the inspector was the bottom right breaker is "double-tapped," i.e., there are two wires under each screw, so the breaker is protecting two circuits.

Apr 06, 2010 11:01 PM #17
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Mike Jaquish

919-880-2769 Cary, NC, Real Estate
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