Asked to change the report

If the ceiling height is only 68", I'd call it a crawlspace.

All you can do is to report what you find.  Now, as to how you report it that is up to you.  If the basement is considered living space, then the ceiling is not high enough. 

I would be talking to my client and not the agent on this matter, it could be that the agent screwed up in the verbiage used in the contract or the buyer might have gotten cold feet, who knows.  Talk to your client and explain that you do not change reports in order to make a condition sound worse or better than it is.

On a side note, if you don't honor the request of the agent you will most like not receive any more referrals from that person, but this should not sway your ethical view on this matter.  It just goes with being a good home inspector.  I always tell fellow inspectors that your goal should be to get agent referrals down to less than 20% of your inspection referrals. 

What Bob and Scott said.

I just do not put statements like "...the floor would have to be removed and dug out to create additional height in the basement." in my reports.

I wouldn't have a problem stating the height in the "crawlspace" or cellar was 68", but then I'm just describing what was there. When an agent, or anyone for that matter tries to blackmail me, or intimidate me into putting something in my report, I hold my ground.

There have been times when someone wanted something added to the report, and I said that I would be happy to amend my report to say THIS, but I am not comfortable saying THAT. In this case, I would be happy to state the fact the the height was 68", but I would not say it was too low, or tell them they had to do anything.

If they (clients and agents) want to make a case about something, then they can run with it if they want to, but I'm not going to add things just because they want me to.

Tom,

Are you new? Boy, if you keep up with these alarmist tactics you won't  have any agents left and you'll be forced to market directly to your potential clients. Imagine that, running some newspaper ads, giving talks at Rotary meetings, direct mail, maybe a radio spot or two targeting home buyers.

I'm totally shocked that an agent would ask you to change your report. It's unheard of. They can't do that because they have a fiduciary responsibility to their client. It violates their code of ethics. Their sole obligation is to the buyer's best interest.

For the record Tom, I've been asked to change things, keep things in perspective, remove alarmist wording, and remind the client that things are 'grandfathered' about a gazillion times. Here's the funny thing, I don't market to agents at all and they still have the cahonies to try to influence me. More than a few have offered to trade future referrals for a cheeseburger today.  As long as the current business model exists and the agent fees go up with the sale price, consumers will be screwed and inspectors will be chastised.

http://structuresmart.wordpress.com/

Hey Tom.

Good replies, I would like to add my bit with a building code quote. Yes I quote quote occasionally, that's another post. It takes any guess work out of the call.

There are always a few bad people (including Realtors and Home Inspectors) It's a small percentage and it's best to get weeded out early.

R305 CEILING HEIGHT 305.1 Minimum height. Habitable rooms, hallways, corridors, bathrooms, toilet rooms, laundry rooms and basements shall have a ceiling height of not less than 7 feet (2134 mm). The required height shall be measured from the finish floor to the lowest projection from the ceiling. Exceptions:

1. Beams and girders spaced not less than 4 feet (1219 mm) on center may project not more than 6 inches (152 mm) below the required ceiling height.

2. Ceilings in basements without habitable spaces may project to within 6 feet, 8 inches (2032 mm) of the finished floor; and beams, girders, ducts or other obstructions may project to within 6 feet, 4 inches (1931 mm) of the finished floor.

3. Not more than 50 percent of the required floor area of a room or space is permitted to have a sloped ceiling less than 7 feet (2134 mm) in height with no portion of the required floor area less than 5 feet (1524 mm) in height.

4. Bathrooms shall have a minimum ceiling height of 6 feet 8 inches (2036 mm) over the fixture and at the front clearance area for fixtures as shown in Figure R307.2. A shower or tub equipped with a shower head shall have a minimum ceiling height of 6 feet 8 inches (2036 mm) above a minimum area 30 inches (762 mm) by 30 inches (762 mm) at the shower head.

Tom - I agree with Chad.  That is an agent you want to stay away from.  If ever I am contacted by an agent to write something particular, or remove or change something particular, they immediately go on our "doo-doo" list.  We do not work with THEM anymore!  Hope that helps!

It sounds like the agent didn't take the buyer into the basement to begin with otherwise they would have known his forehead would be dragging.

Hi Tom, wow that sure is something a Buyers agent asking you to alter your report to make a sale. 

Tom ,since this is not a finished basement I am sure,what difference does basement height make to your report?

7 feet is habitable and less is not a defect , but a code matter , which is not part of our pay grade.

Report ceiling height if requested by your client, and leave it at that.

This is why I market to the clients only.The Agent does not give marching orders as the client is your boss.

Thee are many good Agents , but watch out for those in micro-management.