We often must inform new homeowners of problems that home inspectors failed to mention in their reports. Many homeowners find it difficult to believe what we are telling them. When we go to houses where the existing heating, air conditioning, plumbing, and/or electrical related systems are in bad shape we feel it is our obligation to inform the homeowner and to stress any potential safety concerns.

We understand that it is overwhelming and hard to believe that so many issues exist in a newly purchased or long term lived in home. We find these situations occur regularly after a general purpose home inspector has inspected the house in conjunction with a real estate agent’s involvement. The situation also occurs after a city or other local building department inspection has been performed.

Although your home may have passed inspection, there can STILL be issues that need to be addressed. Here is why:

1.    Inspectors can’t find everything that needs attention in the short time they are present in a home. The inspector’s report should be used as a GUIDE for the kinds of repairs that should be expected, not a complete account of every problem. General purpose home inspectors do not have the expertise to properly inspect all aspects of a house. This is especially true when there are very technical deficiencies with any aspect of the house whether it involves structural, mechanical, electrical, or other issues. The consultant or professional fees to properly and thoroughly inspect a house may realistically be several times what a general purpose home inspector is paid. Bottom line is that home buyers don’t realize that they are getting what they pay for which all too often is a superficial inspection. There is a huge lack of disclosure in this area.

2.    In many cases home inspectors have a conflict of interest. They are referred and recommended by real estate agents. Unfortunately, some real estate agents view a thorough and non-biased home inspection as a threat to their sales commission. Many real estate agents worry that a home inspection may also be a “deal killer” if the inspectors give objective information during an inspection. Real estate agents do not want the inspection to delay a sale closing or influence the potential buyers to look at different properties. For this reason, many real estate agents view independent or objective home inspectors as a challenge to their ability to generate income. They see these inspectors as enemies and will do what they can to control the inspection process and discourage independent and full disclosure inspections.

3.    Inspections performed by local government building departments are to assure that a house complies with the locally adopted building codes, no more and no less. Building codes, for the most part, are written with safety in mind. Building codes only slightly address maintainability, comfort, or convenience issues. Homeowners have the impression that these code enforcing inspectors consider much more than they actually do. Home buyers don’t realize that a code enforcing inspector may be expected to inspect 20 to 30 houses in one day.

Contact Us with any questions:  847-432-5561

Ravinia Plumbing & Heating

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