Home Improvement : There’s Reason Reports Are Not Standardized

QUESTION: Why don’t you inspectors get your act together and standardize your fees and report forms? I’m confused by the variation in reports I review as a real estate agent.

ANSWER: Whoa! Standardized fees is called price fixing, and is strictly taboo. Our fees are set exactly as they should be, by each company considering their own time and effort and the competition.

Our forms could be standardized, although I’m not sure you would like the result, which would have to be written to the lowest common denominator and thus likely exclude anything not prescribed by our industry standards.

For example, kitchen appliances are not fundamental to a house inspection, and some inspectors omit them. A standard form would most likely result in every inspector omitting appliances.

Recommendations for repairs are not mandated by our standards, which only require that we disclose condition. Yet many inspectors feel they are performing a useful service by including them. Wouldn’t you rather have the option of selecting an inspector who includes the options you want?

Thresholds of Glass Doors Have Holes

Q: The thresholds on my aluminum sliding glass doors are pockmarked with holes. The doors still work OK, but the corroded thresholds look terrible. What causes this, and what can be done about it?

A: What you describe is a common problem with sliding glass doors, and, at locations near the beach, it also affects other aluminum such as windows.

The cause is alkaline salts from the concrete and stucco attacking the aluminum. This occurs from the bottom up, so by the time you see the damage it is usually quite extensive.

Newer houses (the last five years or so) have used a wood or waterproofing barrier between the frame and the concrete to minimize this damage. There are companies that will replace the thresholds at nominal cost, so there is a reasonable fix available. If you have this done, make sure the installer includes a waterproofing barrier under the new thresholds.

Examiner Didn’t Note Failing Appliances

Q: A month after we bought our eight-year-old house, the dishwasher went out. A month later the garbage disposal quit. Three months later it was the water heater. Why didn’t our inspector warn us about these?

A: Appliances do wear out, and it’s not because of any oversight by the inspector. While I sympathize with anyone who has had such a rash of appliance failures, the inspector’s job is to reveal the condition at the time of inspection, and not to “crystal ball” the future.

Inspectors Have Specialized Expertise

Q: Do any home inspectors specialize in certain types of buildings or certain problems, or do you all offer basically the same service?

A: There is specialization within the inspection industry. For this reason, it’s vital that when you call a home inspector you explain the circumstances fully, and that you call several inspectors to find out what you can and cannot expect from their services.

Many inspectors will try to guide you to another if your needs are special. We are proud that these referrals are not based upon referral fees, but simply upon our knowledge of the specialized knowledge of other inspectors.

Condo Association Offers to Inspect

Q: I’m in the market for a condominium. One comment I hear is that I need not be concerned about condition of the exterior, roof, foundation and similar features because they are maintained by the association.

One place we looked at, they even said we should not get our own inspection because the association would inspect the unit for us when we buy. Do these arguments make sense, or are we being misled?

A: Not knowing more specifics, I wouldn’t accuse those you’ve talked to of being misleading. But consider these facts:

You must be concerned about condition of the common areas, since if they are neglected, or the association reserves are inadequate, you will be dunned an assessment for your share of deferred maintenance when it comes due. Thus, you have a proportionate interest in common areas as much as within the unit.

An inspection by the association may not be primarily concerned with your needs, since their motivation is to minimize their costs, and they are unlikely to address issues that may affect you but not the association. I would tend to be suspicious of advice that results in your buying with less than full facts on the property.