Reinspection

On some repairs I explain to the client that some items require permits and that they make sure that permits were pulled.

In my area the inspectors (govermental) are very knowledgable and do not miss much especially if it is a single inspection.

If no permits are required I offer to inspect the repairs.

Most of the Realtors here will ask that the work be performed by a licensed contractor. This helps in preventing sub-standard work.

I frequently do re-inspections, generally at request of lender before they will close. It is generally life safety issues that require re-inspection, such as egress windows, stair rails, GFCI's, Smoke detectors, CO alarms, etc. Careful observation and testing and documentation is always in order.

Alaska Don

I agree with everything everyone is saying about the re-inspection issues.

My reason for finding them problematic, is that when you still find the work sub-acceptable, you end up getting into the middle of a dispute and an argument. Having said that, sometimes you have no choice. If you are the inspector of record, you can create problems by refusing to go back and check what you have flagged.

By I do charge for re-inspections... in most cases.

As far as disclaiming because we weren't present to witness the repair, we weren't present to witness the original "build" either.

Reinspections are always a good idea. I have done several where none of the items that said to have been repaired had been done.

Jim,

I've done reinspections where certain items had not been corrected and some times it ends up in a p-----g contest. That is not good. I also charge $175.00 every time I go back.

Alaska Don

I will do a re-inspection. But they are told up front. I will not alter my report to show any changes made.

I explain you are paying me to look at some thing or things and it is not a home inspection but just a inspection of those items. I get paid give them a verbal and out the door i go.

Never Ever Alter your report.

If you are charging for a reinspection why would you not give them a written report of your findings?

Why would you not consider it a home inspection? It is a limited inspection. The other day I did one limited to EIFS. But it was a home that I inspected. Once I got past the chit chat, It took all but 5 minutes.

I agree, I wouldn't change my report either. I would simply issue a report on what I inspected.

I feel I owe it to my client to put on the white hat and give it a curtousy walk through with a verbal opinion, with no written report.This way I can relax and enjoy my trade with out  the legal pressure of a lawyer I/s dotted document.No fee  just free.

Yes, I would simply send a letter on letterhead explaining what we saw on the partial inspection and include the limitations of the inpection's scope...with the usual disclaimer that it was a cursory inspection of only areas that were visible and accessible. Recommend that the contractor be licensed, insured and provide a written guarantee.

Steve Gladstone

Exactly! And I would report on what I was hired to reinspect... and nothing else.

As I said, last week I did an inspection for a refi. The scope of the inspection was limited to: Determine if the EIFS system was a "Barrier" or "Drain-able" system... nothing more.

It turned out it was neither, it was traditional cementious stucco over wire mesh. That is all I reported. I wasn't contracted to report on the numerous cranks and missing chunks or any other defect that I noticed.

Whether you charge for a re-inspection or not is your call, I just can't see refusing to reinspect a job. What ddo the clients have to do? Hire a different inspector?

I wonder if not charging or at least documenting the scope of the inspection creates a liability for you. What I mean is, if you casually do a walk through and verbally report, is it part of the first inspection? If there are other changes that you miss, are you responsible to report them?

Whereas, if you document that you are performing an inspection limited to items A, B anc C, etc., you are not expected to see anything else.

Whether one charges or not, is not my issue. there are times it is appropiate to charge, there are times it is not. I include the fee in my contract. Whether  I charge or waive the fee is my option. I think that the fee should be listed in one's contract up front.

 It's one thing to pass by on the way home and reassure a buyer that "it's ok", But what if your reinspection required a 30 mile drive?

I don't agree with REFUSING to do a re-inspection, unless there are extenuating circumstances.

If it is a "true" re inspection, I by in large feel that issuing a report on my findings appropiate. Granted, I will include any limitations.

What the hell are you doing up at this hour? Has the wolf been on the prowl?

30 miles away is another story.

No not on the prowl as my life is now focused on the biz.

Spent my time kicking backing back reading forums all night.This being on a computer and chatting is still new to me so it is an interesting alternative to my younger lincoln park club days.

What kind of boat do you have,as I was practicly raised on the water.

Lake Michigan can be rough as any ocean at times.

28' Silverton

Nothin fancy, but it's paid for.

I also love the water.

To me the main reason for go back is to gain access to an area that was not accessable at the time of the first inspection.My Report is floating on the web waiting for easy additions and revisions,so it is not like the old days where you need to spend time on a hard copy.

So far I have only printed a hard copy once.The reason may be I get my clients off the internet rather than agent referal.Oh and I would like to add that I do not feel a need to check repairs and QC the work.

I agree with David. I will only verify the work if the receipts are available. If the home is in town I will do the reinspect as a courtesy however if it involves a crawl space or I have to cross bridges (David knows what I mean) I always charge. It is amazing what shoddy repairs I will find on the roof, attic or crawl space. Crawl spaces are by far the most abused repairs. What, the contractor didn't think anyone would look or he didn't want to follow the "home depot pickup help" into the crawl to check on the repairs he asked for usually in another language or through interpreter to do?   

//Rick