REOs should hire home inspectors BEFORE they put a house up for sale!
The buyer called to ask for an inspection, and said the house was "in rough shape." But, he also said the bank had done roof repairs.
The realtor representing the bank said the roofer was done with "the roof repairs." I guess the "roofer" called the realtor who called the bank who sent him a check for the "repairs."
I AM GOING TO BET THE REALTOR REPRESENTING THE BANK HAS NOT BEEN BACK TO THE HOUSE TO SEE THE "REPAIRS." AND PERHAPS COULD NOT CARE ANY LESS.
Having a look around the house, and inside the attic, I determined there were 11 places where the roof needed repair. Many were complemented with serious rot in the roof sheathing and hugely amplified mold inside the house.
THE PHOTO ABOVE IS THE ONLY PLACE I COULD FIND THAT LOOKED LIKE IT HAD BEEN REPAIRED. TO USE THE WORD "REPAIR" TO DESCRIBE IT IS UNFAIR TO THE WORD REPAIR. TO USE THE WORD "ROOFER" TO DESCRIBE THE REPAIR PERSON IS UNFAIR TO THE PROFESSION.
So, let's have a look at this:
- Above and below the green dots is greenboard. He didn't go with the regular stuff - he "upgraded" from drywall to greenboard. That came out about 35 years ago to be used in bathroom walls and other areas where moisture could be an issue. It was more resistant to moisture than regular drywall. It is NO LONGER acceptable even for bathroom applications as it has been superseded by better products like Denshield or Dura-rock, which are impervious to water and mold. This guy thought greenboard to be the best product for this application apparently. He heard it's good for moist locations!
- Beside the blue dot is a piece of folded sheet metal. Apparently this guy knew metal flashing is supposed to be used with roof applications so he put some here. It is folded nicely to encourage water to flow downward from the leaky spot in the gutter (repaired with drywall screws). The greenboard is shedding that water nicely, as advertised. Points awarded there.
- Above the red dot is something this guy thinks is an gap sealer. It is cardboard. However, before you judge, it is rolled up and fits into the hole it is intended to seal. So you could say it's properly sized.
- Above the yellow dot is a piece of very cute plastic. Not sure why it's there in place of, oh, greenboard, but it is. Maybe this guy wanted to show his ability with different products!
- And last, but not least, is the space above the orange dot. There was rotting wood there, dontchaknow, and we know rot is bad. Even this guy knows rot is bad. So he chipped it out. Rot can spread. Rot bad. Get rid of rot. Rot gone.
Everything is installed with DRYWALL SCREWS of course. We want all this to hold in place a long, long time! Somehow he even got those screws into the brick! You can see that this guy wasn't dumb enough to put drywall screws into the cardboard. They would have squished the cardboard so it didn't seal properly.
There is no rust on any drywall screw yet, which develops quickly outdoors. So this is a very recent "repair!"
The most irresistible feature, which did not photograph well, is right behind where the downspout attaches to the gutter. That is a gaping hole into which you can see right into the attic space! I am pretty sure that is intentionally left to act as THE SOFFIT VENT.
So, as to this stellar roof "repair," what grade would you give this guy?
Now, does the bank know anything about this repair? Did anyone follow up to tell the bank that things went really well with all the roof "repairs?"
I'm going to bet NOT! But I bet they paid for it! The buyer of this house will pay for it, for sure.
What the bank needs is boots on the ground! They need verification! They need to get real and if, that's IF, they go about making repairs to an REO property that they at least pay for something worthy of payment!
My recommendation: trust but verify! Where have you heard that? If I had simply told you about this house, without the photo, many would not have believed me. Yes, I know this post is full of DRIPPING AND DROOLING SARCASM. That's because, as a home inspector, I am so tired of seeing infantile work like this. This is an example of where the professionalism in the trades is heading in many regards. So often professional work is out the window. Like Red Adair said, "If you think a professional is expensive, wait 'til you try an amateur!" True words.