How far do you go with a Home Inspection laundry list?

[nizak]

Contacted by a Realtor and forwarded an residential inspection report.

- Ungrounded receptacles.
- Kitchen and bath lacking GFCI
- Open junction boxes
- Breaker panel wiring a mess

All things that are relatively easy to fix.
Then I go outside and find that the mast wiring and meter base are only rated for 100 amp.

Load center has a 150 amp main .

Seems like every time I deal with a home inspection there’s something half assed about it .

 

[Seven-Delta-FortyOne]

Home inspectors, generally, become home inspectors because they aren’t good enough to work in the trades, and more than likely lack the business acumen and physical requirements to be a tradesman.

They take some classes, and then walk around with a clipboard. In the world of Contractors, they are pretty much universally dismissed as phonies, because they have no real trade experience.

As is evidenced by your report: Calling out things that were code compliant when the structure was built, more than likely, and missing obvious bad situations.

I get calls pretty often from realtors, who seem to be the only people on the planet who think a home inspector is worth anything, and I tell them they can do themselves a giant favor by taking his report and tossing it straight into the trash can.

 

[infinity]

Personally since you found other issues I would do my own inspection and then report them to the buyer before I would make any repairs.

 

[nizak]

Personally since you found other issues I would do my own inspection and then report them to the buyer before I would make any repairs.

Just did a more in depth inspection of the property.

All the ceiling fans with light kits are operated by newly installed dimmer only switches.



The humming sounds when there running are ridiculous.

All receptacles have been replaced with 3 prong devices . Those circuits are all 2 wire.


Appears the owner was big into short wave radio and an electronics buff. I found a room in the basement just packed with resistors, vacuum tubes, relays, capacitors,and stuff I’ve never seen.

For instance:
In the basement there’s a number of 120 volt light fixtures that are controlled ( on/off/ dimmer)by home made low voltage switching. ( toggle, push button, rheostat,)

Just a plethora of low voltage wires running everywhere. Most are mixed in boxes( or homemade enclosures) with 120V supply.

I can see why the home inspector didn’t mention any of this. Certain he doesn’t even know what it is.

 

[ActionDave]

Home inspectors, generally, become home inspectors because they aren’t good enough to work in the trades, and more than likely lack the business acumen and physical requirements to be a tradesman.

There are plenty of bad home inspectors out there, but this is a little rough. I have had lots of people tell me I should be a home inspector because I have a lot of experience in construction besides electrical. It would be an easy side hustle, but I don't want to go through the hassle of filling out reports. So maybe home inspector types are guys that don't mind paperwork. I do think there should be a higher barrier to being a home inspector.

 

[hbiss]

A number of years ago a home inspection school posted a link to one of the tests they give their students. Many of us took it and at most we only missed one or two questions. The guy from the school begged anybody interested to contact him.

-Hal

 

[petersonra]

You go as far as the guy footing the bill is willing to pay. You can agree to fix certain things and if you find a bunch of other things along the way you make your own list and send it to whomever hired you.

 

[Fred B]

No respect for most Home inspectors as they really mostly haven't a clue.

As already indicated, do your own inspection and then report the finds. Also prioritize based on clear safety issues, if cost is an issue recommending these be handled first.

Most new home buyers, even if the report indicated electrical issues, are not prepared to put in the money to fix the issues, even if they are real.

 

[Buck Parrish]

My thoughts and experience has been when the sellers go away, you're still here. To a certain extent you are working for the buyers, because they are here in your areas. If their's an issue they'll will be given your name.

 

[qcroanoke]

Unless it's part of the agreement between the owner and buyer to fix it before purchase you don't fix it and you don't point out things that were missed.

 

[James L]

It's just like any other customer who calls you out to fix some things around their house.

A real estate inspection is just there for the purposes of informing the buyer of issues before they make the purchase.

The seller isn't obligated to make any of those repairs. It's just a bargaining tool for the buyer to be able to negotiate.

Maybe the buyer says they won't by the house unless everything on the list is repaired. And the seller has the option to have everything fixed or they can say "nah, I'm good bro"

I just did a job. There wasn't a real estate inspection, but it had scenarios that are similar. It was a small bathroom remodel, and I had to go in the attic to demo the old bath fan and light so they could be moved.

While I was up there, I saw about a dozen flying splices, which included 18 gauge extension cord to power an attic fan, bath fan and kitchen exhaust fan.

I spent time explaining some of what was wrong to the homeowner, and he had a concern about the budget. The resolution was for me to fix anything that would make me uncomfortable in my own house, then cut back and cap off any loose ends, and leave the attic fan disconnected altogether.. then he could address the remaining issues later after he was able to save some more money.

Maybe in the case of an inspection, the guy missed some things. It does happen. I might have missed some things in that attic I was in

 

[roger]

Contacted by a Realtor and forwarded an residential inspection report.

- Ungrounded receptacles.
- Kitchen and bath lacking GFCI
- Open junction boxes
- Breaker panel wiring a mess

All things that are relatively easy to fix.
Then I go outside and find that the mast wiring and meter base are only rated for 100 amp.

Load center has a 150 amp main .

Seems like every time I deal with a home inspection there’s something half assed about it .

So does Michigan have HI licensing or are they pretty much unregulated?