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.