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It's best to use a home inspector that has construction experience. I myself am studying to become an inspector but want to be a quality one and realize the deficiencies from simply using a book to obtain one's knowledge, which is why I plan to volunteer on some habitat for humanity homes and get some construction experience in if I decide to go this route. Not all inspectors are out to make a quick buck at your expense. Look for ones with experience in construction or many years under their belt.
Inspectors can be trained in other fields but in general are not licensed plumbers, engineers, electricians, and cannot go breaking apart drywall or other finished features to find latent defects. This must be accepted as part of the risk. If you want more assurances you'll have to spend the cash on additional inspections.
It wouldn't hurt to read a book on home inspection yourself to get the basics down... looking for important structural issues like bowing basement walls, potential moisture issues, looking at the condition of the wood and insulation in the attic (make sure to have attic access), roof, flashing, eaves, siding, grading/drainage around the foundation, piping (making sure it's not polyethylene), wiring (making sure it's not aluminum, typically by removing the panel to the circuit breaker box), proper installation of railings, stairs, deck footings, checking for wood rot underneath decks, crawl spaces, and more... don't worry about a dirty carpet, older sinks, or countertops not being granite until later. Those are aesthetic issues that should take second place to a good, well constructed dwelling.
Oh, and don't forget a sewer line inspection on any home built before PVC piping was used, especially if they mention 'roto rooting' in the disclosure.. from what I've seen the majority of clay sewer lines will experience eventual failure from tree roots, not the minority. This is a good 5K-10K or more repair potentially. If the clay is in good shape, rock salt dissolved in the bathtub and allowed to drain and sit overnight every month or three does a good job with roots.
Practically it seldom makes any sense unless there is a lot of money involved.
Always the problem in these small RE matters. The legal fees will swiftly surpass the amount of money involved. So if you lose you get smashed by the legal fees not by not getting your problem fixed.
You have almost certainly signed a contract that states the maximum liability of the inspector is his fee...and he likely has insurance which will cover his costs with a tolerable deductible.
The courts are rarely a solution. If you can't do it in small claims that next level where it makes any sense is probably over 15 or 20 thousand.
I have a similar problem. My buyer closed on his house on Thursday moved in on Saturday, after showering that night the buyer went downstairs and the entire kitchen was flooded. The house has been vacant from October to May (seller's were doing a remodel) they claimed it was winterize. Now, the entire drywall behind the spout in the master bath has water damage. Can we go after the seller for the pipes being frozen while the property was vacant?
I have a similar problem. My buyer closed on his house on Thursday moved in on Saturday, after showering that night the buyer went downstairs and the entire kitchen was flooded. The house has been vacant from October to May (seller's were doing a remodel) they claimed it was winterize. Now, the entire drywall behind the spout in the master bath has water damage. Can we go after the seller for the pipes being frozen while the property was vacant?
Did they not turn on utilities for the inspection, and do a walk thru the day before closing, or morning of closing (with utilities on)? If not, thats your fault as their agent for not helping them. Our broker requires we do buyer walk thrus before closing. And i will not let a buyer get an inspection without utilities on
I didn't read the whole discussion, but typically the weasel-wording in an inspection states that the inspector's liability is limited to what you paid for the inspection. You should at least demand a refund since the inspection didn't turn up this issue. (And if he didn't have the expertise to say what caused the crack, he should have said that and advised you to bring in someone who did, rather than tell you something in error.)
I have a similar problem. My buyer closed on his house on Thursday moved in on Saturday, after showering that night the buyer went downstairs and the entire kitchen was flooded. The house has been vacant from October to May (seller's were doing a remodel) they claimed it was winterize. Now, the entire drywall behind the spout in the master bath has water damage. Can we go after the seller for the pipes being frozen while the property was vacant?
No. Too rushed to check? Too bad for you.
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