When things go wrong...

By
Home Inspector with Electrospec Home Inspection Services

There may come a time when purchasers discover something wrong with the house, and may be upset or disappointed with the home inspection. Some problems can only be discovered by living in a house. For example, some shower stalls leak when people are in the shower, but do not leak when you simply turn on the tap.

If there are no clues of a past problem, one cannot presume that the inspector should foresee a future problem. Some say we are inconsistent because our reports identify some minor problems but not others. The minor details that are identified were discovered while looking for more significant items. We note them simply as a courtesy. The intent of the inspection is not to find the $100 details; it is to find the $1000 or greater items.

A common source of dissatisfaction 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.

 

The Last Man In Theory

While our advice might represent 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 leak is his fault or not. He might not 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 call-back. This is understandable.

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.

 

"I can't believe you had this house inspected, and they didn't find this problem."

 

There are a number of reasons for apparent oversights:

  1. We are generalists, not specialists. The heating contractor may have more heating expertise than we do. This is because we are also expected to have cooling, plumbing, roofing, structural and electrical expertise.

  2. When a problem manifests itself, it is very easy to have 20/20 hindsight. Anybody can say that the basement is wet when there's 2 inches of water on the floor. Predicting the occurrence is a different story.

  3. If we spent half an hour under the kitchen sink or 45 minutes disassembling the furnace, we might find more problems too… but the inspection might take a few days, and would cost considerably more.

 

Food For Thought:

A home inspection is designed to better one's odds. It is not designed to totally eliminate all risk. A home inspection should not be considered an insurance policy.

The premium than 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.

We hope this is food for thought.

 

Visit my home inspection website at www.electrospec.ca

Comments (4)

John M. Acaron, CMI, MRSA
INDOOR MICROBIAL SPECIALIST - The Villages, FL
Master Mold Inspector & Chief Mold Assessor

Great information...thanks for sharing and have a pleasant Tuesday!

Dec 27, 2016 07:27 AM
Harry F. D'Elia III
RentVest - Phoenix, AZ
Investor , Mentor, GRI, Radio, CIPS, REOs, ABR

We very much appreciate you sharing this information with us today.

Dec 27, 2016 07:43 AM
Rose Mary Justice
Synergy Realty Pros - Dandridge, TN
Synergy Realty Pros

Inspectors are just that.  They do evaluate what they can see in the few minutes they are there.  They usually say this issue should be evaluated by a contractor or expert in the field.  It is then on the buyers shoulder what they want to do.

Dec 27, 2016 07:45 AM
Nathan Gesner
American West Realty and Management - Cody, WY
Broker / Property Manager

Good article and a nice reminder that nothing is guaranteed. Even the best inspector can't find everything. Good luck in 2017!

Dec 27, 2016 08:11 AM