Will My Home Pass or Fail a Home Inspection?

This is the most commonly-asked question by sellers during the process of a home inspection.This question reflects a total misunderstanding of home inspections.

Home inspections are designed to uncover physical defects present in a given home at the time of the inspection. Such defects are noted specifically on the inspection report, generally as a defect, safety hazard or a condition of which the purchaser should be made aware. Often the inspector's general comments are also included in such report.

The purpose of the home inspection report is to make both the seller and the buyer aware of the general condition of the home being inspected. Thereafter, negotiations between the seller and buyer resolve the items listed in the inspection report. Normally the buyer will (1) accept the home with the conditions noted in the report, (2) require seller to correct noted conditions before settlement, or (3) require an adjustment in the purchase price to compensate for the expected cost of correcting those conditions.

The home inspection is intended to place seller and buyer on an equal footing, i.e., each of them is entering into a transaction fully aware of the true condition of the property.

The second misconception regarding an home inspection involves whether or not the property is in compliance with applicable building codes. Home inspectors are not code enforcement inspectors, who are normally municipal or county building or zoning code officials.

Duties of enforcement officials and home inspectors do occasionally mesh in such areas as safety hazards. However, one should never interpret the home inspection report as a legal requirement for the stated items to be corrected. Home inspectors have no authority to enforce any corrections whatsoever. Home inspectors place a report of the condition of the subject property in the hands of the client to be used as deemed fitting.

Mortgagees will often require the correction of conditions stated in the inspection report before advancing loan proceeds, in order to preserve the value of the property being purchased and mortgaged.

An area of contention that can arise  between seller and buyer occurs when the home inspection reports cites current building safety code requirements, which were not requirements when the home was constructed. For example, a home inspection will frequently site the lack of GFIC receptacles at the kitchen and bath sinks, which is currently required by the National Electric Code. This become a safety con-

cern which the buyer wants corrected. On the other hand, the seller argues that when the home was constructed, only grounding  receptacles were required--not GFIC.

Again, home inspectors cannot legally require the correction of any defect. Although new construction requires the use of GFIC devices in these locations, they were not required when the home was constructed. Like all conditions listed in the home inspection report, the replacement of these receptacles will have to be negotiated between seller and buyer.

It is not the function of a home inspector to state opinions or recommendations, but to state with specificity the conditions found in the structure being inspected. However, the home inspector has a duty to cite certain structural components or systems that are deteriotating with a relatively short life  span as "deferred maintenance" items. The inspector compares the age of the item, as compared to the normal expected life of such an item. If the normal remaining life of such item is very limited, the inspector will refer to the aging roof or heat pump as a deferred maintenance item, alerting the buyer that he or she  will face a capital improvement in the foreseeable future. Deferred maintenance does not imply that the stated item(s) are defective or inoperative in any way, but that these items will probably fail in the near future.

Whether the seller wishes to know how many improvements may be required before finding a bona fide buyer, or the buyer wishes to know the true condition of what he or she is purchasing and what the probable improvements will be required in future years, a certified, full-scale home inspection eliminates the concerns on the part of each party. This allows the decision of each to be based on facts and findings rather than speculation.

With more than 40 years experience in building construction, with West Virginia licenses in several building disciplines, InspectRite inspectors are not amateurs in building inspections. Our reports are based on years of expertise seldom found in home inspectors who have simply studied text books but lack hands-on knowledge. Our clients are encouraged to accompany our inspectors, asking the questions that are of concern.

Although our final home inspection report will not render a pass or fail grade in any home, it will in great detail reveal the true condition of that home. How the client uses this information is at their discretion.

     InspectRite Services, Inc.

       Inspected once, inspected right