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Cherona29 | Are home inspectors often wrong? |
We're selling our house & have an offer & today we had a home inspection. We bought our house from the builder & it's only 3 1/2 years old & we keep it in top shape! Anyways, the inspector checked the attic & said we have a leak which hasn't gone through to the ceiling yet but it could. My husband who is a contractor in construction checked it this evening & couldn't find anything. He lifted under the insulation & checked everything, no water. The inspector only checked from right beside the attic door, he didn't go through the insulation to check. The area where he said is a leak is a slightly darker colour wood so it looks wet from a distance but it wasn't when my husband checked it. Anyways, the inspector & the buyers are coming again tommorrow with their agent & he's going to check the attic again. I'm worried that the deal might fall through b/c of this. What do you think? |
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Expert Realtor
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I think that unless it's raining or you were spraying the roof with a water hose during the inspection, that BOTH your husband and the inspector could be wrong.
Inspectors not only check for darkened wood, but they check for moisture.
Roof leaks are very, very difficult to pinpoint, and your husband, as a contractor, should know that a roof leak may originate several feet from where it shows through in the attic...I'm suprised your husband didn't know that...that is why roof leaks are difficult to repair...you have to find out where the starting point is.
Your husband wouldn't be able to make the determination that there is no roof leak, unless he checked for moisture....and you didn't state that he used a moisture reader. If there was no water on the roof, then he couldn't say for sure there was no leak.
The inspector doesn't have to go through the insulation to check. Inspections state that anything that is covered up, hidden, or behind a wall, he doesn't have to move...if he sees darkened wood, and picks up moisture, and tests another area of the joists, and the moisture reading is lower...then that is an indication of a leak.
Wait to see what they ask you to do before you make a decision. The way to counteract the inspection is to get a LICENSED ROOFING contractor to come out and inspect the roof and write a report that there is no leak in the area stated in the inspection.
Your husband, cannot do the same thing, regardless of his profession, b/c he is an interested party.
ALL HOMES have issues that show up on an inspection, even brand new ones. |
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Doctor J
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The solution to this 'conflict' in perception is to use a moisture meter to actually measure the water content of the wood in question. (The inspector should have done this - the number should be in his report. If he didn't do it, that is a clear sign of 'poor performance' by him.)
Best wishes and good luck. |
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Dr. Phyliss
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See if you can get another person to inspect the house. A second opinion wouldn't hurt. Explain what your husband thinks to the buyers and discuss it with the inspector. Don't attack him about, that might make him angry, just ask him to take a closer look. Remain calm and don't get emotional about it.
Good luck selling your house! |
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chris42
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These types of home inspectors only look at what their eyes can see. I doubt he crawled up there and moved insulation around and felt the plywood and trusses to check for dampness. i suggest that you tell your agent that there was no water damage in the attic,have the agent look themselves and report back to the inspector. Try and make sure the inspector actually checks and not just look through the crawl space with a flashlight. The selling agent might be able to be present with the inpector..may want to due so if they want the sale also. Escpecially if it hinges on this so called water leak.
Good luck. |
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jumpmaster
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I think your husband's experience speaks for itself. He knows what to look for and if he didn't find anything, then he's probably right. The buyers' inspector may or may not be very experienced or he may be a friend of the buyers who's looking to help them knock down the cost of the property for a bit of a gratuity. I have purchased three homes and have had the good fortune to have worked with an excellent inspector (the same guy) each time.
Good Luck. |
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CIFYACAN
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I would make sure your husband is there when they come, if that is allowed. If there is a problem, just get it fixed and the buyers will be fine. You would want to fix it if you stayed in the home. Home inspectors are people and they can make mistakes. The fact that the home inspector is willing to come back that is a good sign in getting this fixed. |
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Haley K
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Get a second opinion...yes it's possible he could be wrong and it's possible he could be right..get a second inspector out there. |
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Landlady R
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I wouldn't worry about it.
If it is leaking and only 3.5 yrs old, it will be an easy to do repair.
This would not cause me to walk away from the deal. |
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witnessprotectionprogram
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They are often wrong |
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