Checking a Roof Usually Will Require Footwork
Question: Our home inspector did not go on the roof to inspect it. He just checked it from the ground and from his ladder. Is this OK, or do we have reason to question the thoroughness of the inspection?
Answer: Home inspectors typically inspect a roof by walking on the surface, as this is the best way to observe and evaluate all pertinent conditions. There are, however, six common conditions that would keep an inspector off the roof:
* The surface is too steep to provide safe footing;
* The surface is too high for access with a normal-length ladder;
* The roofing is so deteriorated that foot traffic would cause further damage;
* Surface conditions such as snow, ice, moisture or moss make the roof too slippery;
* The roofing consists of tiles that might break under foot pressure;
* The sellers have ordered the inspector to stay off the roof.
Barring these circumstances, a competent inspector should include a walk on the roof.
Sagging Floor May Mean Inadequate Framing
Q: Last week I purchased a 30-year-old home. The sellers were absentee landlords and knew very little about the property.
After moving in, I went to replace the carpet and noticed a significant dip in the upstairs bedroom floor. It’s hard to measure exactly, but it seems to be a 1-inch depression in a room that is 13 feet wide.
I know you always recommend a home inspection before closing escrow, but my agent advised against it because of the competitive real estate market. What should be my next course of action?
A: The sagging floor is an indication of undersized framing. The joists are probably too small for the span of the room: an engineering error when the building was constructed. Deflection (the engineering term for sagging) has probably reached its maximum, given the age of the building. Further sagging is unlikely, but a professional evaluation is advised, just to be sure.
Unfortunately, correction would involve major reconstruction at significant expense. Barring that solution, your next best option is disclosure to future buyers when you eventually sell the property. An accompanying report from a structural engineer will aid in disclosing that kind of defect.
In the meantime, you’d be wise to hire a home inspector to ascertain the overall condition of the dwelling and to identify safety problems that may not yet be apparent.
As a final note: Your agent made an error in advising against an inspection.
Every house has unrevealed defects awaiting discovery by a qualified inspector. These might include mere functional problems, such as faulty plumbing or a defective roof. But there might also be major safety issues inside the electric panel or within the furnace. And, of course, there could be engineering gaffs, causing floor deflection.
Agents who recommend against home inspections are not representing the best interests of their clients and are subjecting themselves to potential liability. Most Realtors recognize these realities. Others are flirting with legal consequence.
A Home Inspection Isthe Best Lemon Protection
Q: The home I’m buying doesn’t appear to have any major problems, but there seems to be a lot of deferred maintenance.
What should I look for to determine that it is not the equivalent of a residential lemon?
A: With most lemons, there’s a general pattern of substandard workmanship evident in most of the systems: electrical, plumbing, roofing, finish work, etc.
There are also a few lemons that look great on the surface but harbor some expensive surprises.
Rather than ask what to look for, trust in the services of a qualified home inspector for this kind of assurance.
Hire a Home Inspector as Soon as Escrow Opens
Q: I’m buying a home and plan to hire an inspector. How long after opening escrow should I schedule the inspection?
A: You should schedule the home inspection as soon as possible after opening escrow. This will ensure that you have plenty of time to consider the findings in the report and to make repair requests.
You should also consider the contingency deadline in your purchase contract. Typically, you are given a limited number of days to have a physical inspection and to request repairs. An early inspection will help to maximize your use of this allotted time.
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Contact Barry Stone at https://www.housedetective.com. Distributed by Access Media Group.
