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GAZETTE Newspapers
By: Arthur S. Lazerow
The Case of Unrealistic Expectations
A Realtor related the following
story during a continuing education class that I conducted last
month. She had recently represented a couple in the purchase of
a resale home. The transaction went smoothly. The purchaser
utilized the services of a fully qualified home inspector
recommended by the Realtor. Since the husband was a general
contractor, he worked closely with the home inspector and
expressed satisfaction with the home inspector’s performance at
that time. He saw everything that the inspector observed. A
deficiency list was developed and the sellers made the requested
repairs.
Settlement took place in due
course and the couple moved in. Sometime soon thereafter, while
doing some construction on the interior side of an exterior
wall, the husband removed some of the drywall and discovered
hidden moisture and rotted materials in the wall. He
immediately called the Realtor, expressing his anger at the home
inspector for not finding the problem and stated that he would
never utilize the Realtor’s services again.
Answer:
The issue she raised was what should the client expect
from his or her home inspector. One of my personal fantasies
as a home inspector is to be reborn with x-ray vision, a crystal
ball and three arms. I then would have all of the attributes a
few of my clients have ascribed to me. At times clients are
convinced that their home inspector has these and anything less
is unsatisfactory. Seems like unrealistic expectations.
As a certified member by the
American Society of Home Inspectors (ASHI), I and all other
Members and Candidates for membership in ASHI have agreed to
perform home inspections pursuant to ASHI’s Code of Ethics and
Standards of Practice. ASHI is the largest and most prestigious
of the home inspection organizations. Its membership
requirements and its Code of Ethics and Standards of Practice
are the most rigorous in the industry. The focus of the Code of
Ethics is to eliminate any conflict of interest between the
inspector and the client. The Standards of Practice establish
the minimum level of service that can be expected by clients and
expresses in writing those things an inspector cannot be
expected to perform.
Many states have adopted them as
part of regulating and licensing home inspectors. The Standards
of Practice currently being considered for the Maryland home
inspector licensing law are substantially consistent with ASHI’s
Standards of Practice with some slight diminution to
differentiate them so that they
become the Maryland Standards of Practice.
The ASHI Standards of Practice and Code of Ethics have been
developed over a 25-year period and can be found at ASHI.org.
They define a home inspection as “The process by which an
inspector visually examines the readily accessible systems and
components of a home and which describes those systems and
components in accordance with these Standards of Practice. To
inspect is “To examine readily accessible systems and
components of a building in accordance with these Standards of
Practice, using normal operating controls and opening readily
openable access panels.”
These definitions themselves begin to express limitations
inherent in the process. The various sections state what the
inspector shall do, such as for STRUCTURAL SYSTEMS, the
inspector shall inspect structural components including
foundation and framing and by probing a representative number of
structural components where deterioration is suspected…” Then
there is a statement that the inspector is not required to (a)
probe where finished surfaces would be damaged, (b) provide
engineering or architectural services, or (c) offer an opinion
as to the adequacy of any structural system or component.
Throughout the Standards, there are many actions that should not
or need not be performed. These include not operating safety
valves or shut-off valves, inspecting interiors of flues or
chimneys that are not readily accessible, not inspecting
cosmetic portions of the home such as carpet, paint, wallpaper
or other finish treatments, or household appliances which can be
readily operated by a purchaser.
The final section contains general limitations. Among the items
stated, a home inspection is not technically exhaustive and
will not identify concealed conditions or latent defects. A
home inspector is not expected to determine the remaining life
of any system or component, the cause of deficiencies or the
methods, materials or cost of corrections, compliance with
regulatory requirements such a building codes, the advisability
of the purchase of the property, or the operating costs of
systems or components. Furthermore, an inspector is not
required to operate any system or component that is shut down or
that does not respond to normal operating controls.
Every limitation is based on an adverse consequence out in the
field, such as not turning.
Have a question relating to a housing or environmental issue?
To contact Mr. Lazerow, click on “Contact Us” at
Albaninspect.com. Mention “Gazette Newspapers” in your
question. Every question will be answered and some will be
included in this column.
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