Many Home Flaws Are Hidden

Question: If I understand correctly, home inspectors are not permitted to open up walls, floors, ceilings, or even to remove carpets. Doesn’t this pose a liability problem for the inspector? As a remodeling contractor, I often find hidden problems when walls are opened. How do home inspectors stay out of trouble when concealed conditions are discovered after the close of escrow?

Answer: Hidden defects often pose liability problems for home inspectors. In fact, countless lawsuits have been filed against inspectors for problems that were neither visible nor discernible at the time of the inspection. Inspection contracts and reports typically emphasize the fact that inspections are visual and do not involve opening concealed portions of construction. Unfortunately, these disclaimers do not deter assertive tort attorneys from actively plying their trade. This has been the bane of the inspection profession since its inception.

The standard limitations of a home inspection are reasonable and logical. A home inspector is not permitted to dismantle portions of a seller’s property. How could it be otherwise? If walls, ceilings or floors were to be opened during an inspection, who would pay for all of the demolition and repairs? If destructive intrusion were allowed as part of the inspection process, how far would such demolition extend? After all, who knows where the hidden defects would finally be found?

Obviously, there are sane, sensible limits to the performance of a home inspection. When properly conducted by a competent, experienced professional, very few significant defects slip through the dragnet of the home inspection process. Exceptions, of course, do occur, but until home inspectors develop X-ray vision, non-intrusive evaluation will be the defining limitation of the overall process.

As to inspector liability, all that can be done is to state and restate inspection limitations within the text of the report and contract. For reasonable people, this will be acceptable.

Check With Engineer Before Buying This House

Q: My landlord would like to sell the home I’m renting. It’s an all-brick house, about 50 years old. The location is great, the roof is new, but the building is separating from the foundation. Should I even consider buying it?

A: If you really like the house, the following three steps will help you make a sound purchase decision.

First, hire a licensed structural engineer to provide a reliable evaluation of the foundation problem, with recommendations for needed repairs and upgrades. Next, get a bid from a licensed general contractor for implementation of the engineer’s prescription. Finally have the property professionally appraised.

If the sum of the purchase price plus the contractor’s bid does not exceed the appraised value, you may have good deal. If you decide to proceed with the purchase, be sure to hire a professional home inspector for additional defect disclosures.

Keep Those Foundation Vents Open in Winter

Q: The space beneath my house has seven vents that I normally close during the winter. I discovered ground water under the building and moisture on the wood floor joists at the corners of the structure. How can I eliminate this moisture and keep it from coming back?

A: Many homeowners make the mistake of closing subarea vents during the winter, believing that this will keep their house warmer. In fact, open vents are more important during cold weather than in the summer.

The purpose of foundation vents is not to adjust the energy efficiency of the building. It is to prevent humidity caused by ground moisture from condensing on the structure. Condensation can rot the wood framing and rust the structural hardware. Therefore, open vents should be maintained at all times, especially during the winter when rains cause an increase in ground moisture.

The building code requires that subareas be cross-ventilated. Minimum ventilation is defined as one square foot of vent opening for each 150 square feet of floor area. In some cases, this is not sufficient to prevent condensation, and additional vents may be needed. If condensation beneath your home is occurring mainly at the corners, the addition of corner vents would be advisable. If the moisture problem persists, have a plastic membrane installed on the ground surfaces beneath the building. This will prevent evaporation, the source of humidity.

First-Time Buyers Need Experienced Professional

Q: Please list some of the pitfalls to avoid when buying a first home. Several of my friends ended up with expensive structural problems because they didn’t know what to look for.

A: If your home-buying friends relied upon their own knowledge to avoid structural problems, they made a critical strategic error. It is the job of the home inspector to know what to look for, not the home buyer. As a first-time buyer, you need to find the most experienced and detailed inspector available in your area.

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If you have questions or comments, contact Barry Stone through his Web site at www.housedetective. com.

Distributed by Access Media Group.