Mr. and Mrs. Jones - HomeTeam Inspection Service. and Mrs. Jones 123 Main Street October 12, 2012...

3505 Hedgewick Place Louisville, KY 40245

October 12, 2012

RE: 123 Main Street

Louisville, KY 40223

Inspection #: 12345678

Dear Mr. and Mrs. Jones,

On October 12, 2012 The HomeTeam Inspection Service made a visual inspection of thepropertyreferenced above. Enclosed please find a written, narrative report of our findings in accordancewith the terms of our Home Inspection Agreement. Although maintenance items may have beenaddressed verbally at the time of the inspection, they may not be included in the enclosed report.

I trust the enclosed information is helpful and I hope you enjoy every aspect of your newhome. If I can beof any assistance, please feel free to call me.

Sincerely,

The HomeTeam Inspection Service502-357-0813

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Mr. and Mrs. Jones

123 Main Street

October 12, 2012

File Number: 1132 - 100812

Address of Inspection: 123 Main St.

Inspector: Michael Dreyer, Home Inspector License IN01100057 KY3137

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PREFACE:

This report is intended for the sole, confidential, and exclusive use and benefit of the Client(s) under a written HomeTeam

Inspection Agreement. This report is not intended for the benefit of, and may not be relied upon by, any other party. The

disclosure or distribution of this report to the current owner(s) of the property inspected or to any real estate agent will not

make those persons intended beneficiaries of this report. The HomeTeam Inspection Service has no liability to any party

(other than the HomeTeam client named above, for whom this report was expressly prepared) for any loss, damage or

expense (including, without limitation, attorney fees) arising from any claim relating to this report.

A home inspection is intended to assist in evaluation of the overall condition of the dwelling. The inspection is based on

observation of the visible and apparent condition of the structure and its components on the date of the inspection. We will

not render an opinion as to the condition of any systems or components of the structure that are concealed by walls, drywall,

paneling, suspended ceiling tiles, insulation, carpeting, furniture or any other items stored in or on the property at the time of

the inspection.

The results of this home inspection are not intended to make any representation regarding the presence or absence of latent

or concealed defects that are not reasonably ascertainable in a competently performed home inspection. No warranty or

guaranty is expressed or implied.

If the person conducting your home inspection is not a licensed structural engineer or other professional whose license

authorizes the rendering of an opinion as to the structural integrity of a building or its other component parts, you may be

advised to seek professional opinion as to any defects or concerns mentioned in the report. If the age, condition or operation

of any system, structure or component of the property is of a concern to you, it is recommended that a specialist in the

respective field be consulted for a more technically exhaustive evaluation.

This home inspection report is not to be construed as an appraisal and may not be used as such for any purpose.

This inspection report includes a description of any material / major defects (*) noted during the inspection, along with any

recommendation that certain experts be retained to determine the extent of the defects and any corrective action that should

be taken. Any material defect that poses an unreasonable risk to people on the property will be conspicuously defined as

such.

* Material / Major Defect: A problem with a residential real property or any portion of it that would have a significant adverse

impact on the value of the property or that involves an unreasonable risk to the people on the property. The fact that a

structural element, system or subsystem is near, at or beyond the end of the normal useful life of such a structural element,

system or subsystem is not by itself a material defect.

The majority of home inspections are performed on pre-existing structures. The age of these structures vary from just a few

years to over 99 years old. Building techniques have changed dramatically over the years. These changes are what bring

character to the neighborhoods of Western Pennsylvania, and affect a buyer's decision to purchase one home over another.

Therefore, the age and method of construction will affect the individual character of a home.

We will not determine the cause of any condition or deficiency, determine future conditions that may occur including the

failure of systems and components or consequential damage or components or determine the operating costs of systems or

components.

It is not uncommon to observe cracks or for cracks to occur in concrete slabs or exterior and interior walls. Cracks may be

caused by curing of building materials, temperature variations and soil movement such as: settlement, uneven moisture

content in the soil, shock waves, vibrations, etc. While cracks may not necessarily affect the structural integrity of a building,

cracks should be monitored so that appropriate maintenance can be performed if movement continues at an abnormal rate.

Proper foundation maintenance is key to the prevention of initial cracks or cracks enlarging. This includes, but not limited to

proper watering, foundation drainage and removal of vegetation growth near the foundation.

The home inspection is not a code inspection, and unless brand new, a home very rarely complies with current code, nor

does it need to. Through the life of the home when items are replaced (HVAC systems, water heaters, etc) or major

renovations occur (additions, decks, renovations, etc), contractors are required to install new items and build/renovate while

adhering to current, existing codes. This may require additional changes to existing configurations in the home.

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SUMMARY

Basement

The sump pump drain line does not have a check valve (back flow preventer)

Roof and Attic

The roof requires repair to prolong its life

General Description and Exterior

The caulking around the exterior of the windows is cracked and deterioratedExterior painted wood surfaces were moderately deterioratedThe threshold at the base of the rear exterior door is not sealed

Heating and Air Conditioning

The outdoor compressor unit is not level

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C O N F ID E N T IA L IT Y O F R E P O R T :

CONFIDENTIALITY OF REPORT:

This report is intended for the sole, confidential, and exclusive use and benefit of the Client(s) under awritten HomeTeam Inspection Agreement. This report is not intended for the benefit of, and may not berelied upon by, any other party. The disclosure or distribution of this report to the current owner(s) of theproperty inspected or to any real estate agent will not make those persons intended beneficiaries of thisreport. The HomeTeam Inspection Service has no liability to any party (other than the HomeTeam clientnamed above, for whom this report was expressly prepared) for any loss, damage or expense (including,without limitation, attorney fees) arising from any claim relating to this report.

As conditions in a home can change from the time of the inspection to the time of closing, HomeTeamstrongly recommends the client perform a thorough walkthrough shortly prior to closing, turning on allfaucets, flushing toilets, and looking for any leakage, signs of water intrusion, stains, or other changesthat may have occurred since the time of the inspection.

Any defects noted in the body of the report should be addressed by a professional in that field prior toclosing. Our recommendations for repair may, in the opinion of another professional, require replacementof the part, component, or item. In some cases, replacement is the more feasible option given variousother factors, such as component and labor costs and depreciated value.

Recommendations to service the heating and air conditioning systems, if made, should similarly beaccomplished prior to closing. Servicing generally includes cleaning the systems, performing moredetailed analysis, and replenishing refrigerant.

All pictures that may be included are to be considered as examples of the visible deficiencies that may bepresent. If any item has a picture, it is not to be construed as more or less significant than items with nopicture included.

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G E N E R A L D E S C R IP T IO N

GENERAL DESCRIPTION

Throughout this report, the terms "right" and "left" are used to describe the home as viewed from thestreet. A system or component has a major visual defect if it is either unsafe or not functioning andcannot be replaced or rendered safe or functional for less than $1,000. The HomeTeam inspects forevidence of structural failure and safety concerns only. The cosmetic condition of the paint, wall covering,carpeting, window coverings, etc., are not addressed. All conditions are reported as they existed at thetime of the inspection.

Routine maintenance and safety items are not within the scope of this inspection unless they otherwiseconstitute major, visually observable defects. Although some maintenance and/or safety items may bedisclosed, this report does not include all maintenance or safety items and should not be relied upon forsuch items. Common cosmetic items, such as nail pops, tape lifts, and small settlement cracks are notaddressed in this report.

The client should be aware that one of the most common and serious causes of deterioration to a homeis water intrusion from both exterior and interior sources. HomeTeam looks for evidence of damage aswell as clues that damage may have occurred or is imminent. However, many factors, including recentlypainted or obscured areas, may hide those clues from us at the time of the inspection. Additionally, someareas may only show signs of leakage during rainy periods (exterior water) or prolonged usage (interior).It is imperative that the buyer remain vigilant for any water intrusion, and if any is experienced, that it berepaired as soon as possible. Routine regrading of exterior landscaping should be accomplished at leastannually to help ensure proper drainage away from the home's foundation. Generally, proper grading isapproximately 5 percent, or about six inches decline in the first ten feet away from the home.

It is not uncommon to observe cracks, or for cracks to occur in concrete slabs or exterior and interiorwalls. Cracks may be caused by curing of building materials, temperature variations and soil movementsuch as settlement, uneven moisture content in the soil, shock waves, vibrations, etc. While cracks maynot necessarily affect the structural integrity of a building, cracks should be monitored so that appropriatemaintenance can be performed if movement continues at an abnormal rate. Proper foundationmaintenance is key to the prevention of initial cracks or cracks enlarging. This includes, but is not limitedto proper watering, foundation drainage and removal of vegetation growth near the foundation.

CONDITIONS: The approximate temperature at the time of the inspection was 50 to 55 degrees

Fahrenheit, and the weather was clear . The utilities were on.

DESCRIPTION: The inspected property consisted of a two story wood-framed structure with brick that

was occupied at the time of the inspection.

The home was situated on a level to sloped lot. The general grade around the home appeared to beadequate to direct rain water away from the foundation. The home appeared to be twenty to thirty yearsold.

File Number: 1132 - 100812



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A wood deck is located in the back of the home. There did not appear to be significant deterioration ofthe wood. A wood deck should be cleaned and sealed regularly to prevent deterioration. The handrailson the perimeter did appear to be secure.

The front steps have settled, producing a horizontal crack. The crack should be sealed to help

prevent further deterioration.

The caulking around the exterior of the windows is cracked and deteriorated. The caulking should

be re-sealed to prevent moisture intrusion.

Exterior painted wood surfaces (rear exterior door trim) were moderately deteriorated. Wooden

surfaces, particularly those exposed to the elements, should be repaired and refinished to prevent furtherdeterioration and water intrusion.

File Number: 1132 - 100812



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Rear exterior door trim is deteriorated/this areashould be sealed to prevent moisture intrusion

The threshold at the base of the rear exterior door is not sealed. Moisture intrusion was observed in

the basement directly below this area of the door. The threshold and door trim should be repaired andsealed to prevent further moisture intrusion or damage.

D R IV E WA Y

DRIVEWAY

An aggregate driveway was present on the right side of the home. Cracks and spalling are present on thedriveway. Sealing these areas may help slow or prevent further deterioration.

G A S M E T E R

GAS METER

The gas meter and main shutoff were located at the right exterior of the home. There was no noticeableodor of gas detected at the time of the inspection.

Note- HomeTeam recommends that all homes with natural gas supply lines be protected with COmonitors located in areas which will most improve the safety of the home's occupants.

S E R V IC E E N T R Y

SERVICE ENTRY

The underground electric service wire entered the home on the right side wall. The electric meter waslocated on the exterior wall.

File Number: 1132 - 100812



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R O O F S T R U C T U R E

ROOF STRUCTURE

The roof was a gable with dormer design covered with asphalt/fiberglass shingles . Observation of theroof surfaces and flashing was performed from atop the roof. There was one layer of shingles on the roofat the time of the inspection.

The roof shingles exhibited moderate curling and minimal surface wear. Several areas were tested forlifted edges, and lifted edges were observed. Nail pops were observed. These conditions indicate theroof shingles were in the second half of their useful life.

The sheathing below the bottom of the left, front roof valley was soft and may be due to water intrusionseeping below the shingles.

NOTE: Sometimes our opinion of a roof may differ from that of an insurance provider/adjuster or roofer.Some insurance providers/adjusters or roofers are more particular than others. We are there to state theoverall condition of the roof; the roof is not considered to be defective unless there are visible leaksand/or major damage or wear that indicates failure is imminent. If we note any moderate to seriouscurling or surface wear or lifting edges we recommend getting a second opinion or approval from yourinsurance provider regarding the roof.

The roof requires repair to prolong its life. When a roofer makes appropriate repairs he should further

File Number: 1132 - 100812



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evaluate the roof and its components for longevity and serviceability.

The home has one flue chase.

The roof does not have a drip edge. A drip edge should be installed to prevent deterioration to thesheathing. Note-The shingles have been installed to prevent rain water from wicking up into thesheathing. The inspector did not see any visible signs of water deterioration on the visible, inspectedportions of the sheathing below the drip edge of the roof covering.

Drip edge trim was not present at the time of theinspection

G U T T E R S A N D D R A IN A G E

File Number: 1132 - 100812



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GUTTERS AND DRAINAGE

The roof drainage system consisted of aluminum gutters and downspouts. The guttering systemappeared to be functional at the time of the inspection. Clogged or dirty gutters can cause damage tofascia boards, often not visible at the time of the inspection. Gutters and downspouts should receiveroutine maintenance to prevent premature failure.

Water flow from downspout extensions or splash blocks should be carried several feet from thefoundation, and the downspouts should be securely attached to the property. These measures will helpensure excessive water is not deposited in close proximity to the foundation, which can lead to interiorwater intrusion. A properly-functioning drainage system is one of the most important items for extendingthe life expectancy of a house and its components.

File Number: 1132 - 100812



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A T T IC S T R U C T U R E

ATTIC STRUCTURE

The attic was accessed through a scuttle in the bedroom closet and was entered and viewed from theinterior. The attic above the living space was insulated with loose-fill insulation, approximately 10-inchesin depth. Ventilation throughout the attic was provided by soffit and roof vents. The roof structureconsisted of two-inch by eight-inch wood rafters spaced 16 inches on center and plywood sheathing.

Because of the configuration of the framing, it was not possible to inspect all areas of the attic. There wasno moisture visible in the attic space. The absence of visible indications of moisture is not necessarilyconclusive evidence that the roof is free from leaks. The only way to be sure a roof does not leak is toinspect the underside of the roof during a heavy rain.

Parts of the attic show signs of previous water intrusion. The areas were dry at the time of the inspection.The buyer should maintain vigilance in monitoring the area for any recurrence of the previous problemand should rectify any issues immediately upon observing them.E L E C T R IC S E R V IC E

File Number: 1132 - 100812



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ELECTRIC SERVICE

The service wire entered a Murray service panel, located on the left basement wall , with a 200- amp and120/240 volt rated capacity. The branch circuits within the panel were copper . These branch circuits andthe circuit breaker to which they were attached appeared to be appropriately matched. The visible housewiring consisted primarily of the Romex type and appeared to be in good condition.

HomeTeam checks a representative number of electrical outlets for proper grounding and polarity andchecks a majority and representative number of light switches but does not check all light switches oroutlets to determine which specific outlets or light fixtures each is connected to.

The electrical service appeared to be adequate . Alarms, electronic keypads, remote control devices,landscape lighting, telephone and television, and all electric company equipment were beyond the scopeof this inspection.

F O U N D A T IO N

FOUNDATION

The foundation was constructed of poured concrete. A single inspection cannot determine whethermovement of a foundation has ceased. Any cracks should be monitored regularly.

F L O O R S T R U C T U R E

File Number: 1132 - 100812



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FLOOR STRUCTURE

The visible floor structure consisted of a plywood subfloor, supported by two-inch by ten -inch wood joistsspaced sixteen inches on center. A 4x8-inch steel flange center beam and four-inch steel posts or pierswere present for load bearing support.

The OSB sheathing below the rear exterior door has some moisture damage. The sheathing does notappear to be structurally significant to the home. The exterior of the rear door should be repaired andsealed to prevent further water intrusion or deterioration.

B A S E M E N T

BASEMENT

The full basement was unfinished , and contained the following mechanical systems: furnace, waterheater and sump pump.

The most common cause of basement and crawlspace water problems is inadequate surface gradingand drainage. Many water problems in basements and crawlspace are a result of improper grading andneglected gutters and downspouts. Masonry and concrete materials are not waterproof unless treatedand maintained with waterproof materials. Inspection for signs of water penetration is inconclusive withonly an exterior inspection, and interior finishing may hide current or future leakage.

The basement was dry but shows signs of prior water intrusion in places. The areas should be monitoredclosely to observe any recurrence. If future water intrusion is observed, the buyer should consult with awaterproofing company to assess and to reduce or eliminate the problem.

The sump pump was functional . There was not a backup system in the sump pit.

The sump pump drain line does not have a check valve (back flow preventer). Installing a check

valve will prevent any sump discharge water from returning to the sump pump.

File Number: 1132 - 100812



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Sump pump drain line does not have a check valveinstalled

G A R A G E

GARAGE

The attached garage was designed for two cars with access provided by two overhead doors. Afunctional electric garage door opener was present. The garage door did have a functional automaticsafety reverse. The garage floor was in good condition.

G E N E R A L IN T E R IO R

GENERAL INTERIOR

The HomeTeam inspects for evidence of structural failure and safety concerns only. The cosmeticcondition of the paint, wall covering, carpeting, window coverings, etc. are not addressed.

The interior wall and ceiling surfaces were finished with drywall . Possible problem areas may not beidentified if the interior wall and ceiling surfaces have been recently painted.

The only way to determine the presence and relative concentration of mold is to perform a valid moldtest. The presence of certain mold and mold spores in buildings can result in mild to severe health effectsin humans and can deteriorate the structure of the building resulting in structural damage. HomeTeamrecommends that all homes be tested for mold to determine the type of mold present in the building.

Buyers are urged to obtain further information concerning mold and air quality from the following sources:

www.doh.wa.gov/ehp/ts/IAQ/Got-mold.html

www.iaqcouncil.org

File Number: 1132 - 100812



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A gas fireplace is located in the family room. The fireplace was functional. Obtain operational instructionsprior to lighting the gas fireplace.

A radon test was performed according to EPA guidelines and testing protocol. The test is a screeningmeasurement to determine the average radon concentration in the home during the testing period. Thetest was done with a Continuous Radon Monitor (CRM), a sophisticated EPA-approved testing device.

The average radon concentration was 3.2 pCi/L, below the mitigation threshold of 4.0 pCi/L.

The upper rear seam of the living room ceiling has a drywall tape lift that extends from one side

of the living room to the other side. The inspector was able to visually inspect the ceiling/roof structure

above this area and the tape lift appears to be cosmetic in nature. The tape lift should be repaired toenable the buyer to monitor the area for any movement/defects or issues.

Drywall tape lift on rear living room ceiling Drywall tape lift on rear living room ceiling

WIN D O WS -D O O R -WA L L S

WINDOWS-DOOR-WALLS

A representative number of accessible windows and doors were operated and were functional. Theprimary windows were vinyl , single hung style, with double pane glass.

Note- the presence or absence of screens, storm windows and doors is outside the scope of theinspection. Storm windows improve energy efficiency, assist in preventing water intrusion, and slow thedeterioration of some window frames.

Exterior windows require routine caulking and maintenance to prevent water intrusion. All exterior doorswere operated and found to be functional.

The exterior door locks should be changed or re-keyed upon occupancy.

Possible problem areas may not be identified if the windows or doors have been recently painted.

K IT C H E N

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KITCHEN

The solid surface material counter tops in the kitchen were in good condition. The kitchen cabinet doorsand drawers were inspected and appear to be functional.

The General Electric electric oven and range combo was inspected and did appear to be functional. Theaccuracy of the clock, timers and settings on ovens are not within the scope of this inspection.

The General Electric range hood and microwave combination was inspected and did appear to befunctional. The exhaust capacity is not within the scope of this inspection. Cleaning the fan and filter mayincrease the exhaust capacity.

The Whirlpool refrigerator was inspected and did appear to be functional. The temperature of therefrigerator was 48; the temperature of the freezer was 22. The operation of the ice maker, if present, isnot within the scope of the inspection. HomeTeam recommends using high-quality water lines to helpprevent water line damage and leakage. If installed, monitor the ice maker lines for any leakage asleakage in this area is common.

The General Electric dishwasher was observed through a partial cycle and appeared to be functionalwhen set on the "wash" and "drain" cycle.

The disposal was inspected and appeared to be functional. The efficiency rating is not within the scope ofthe inspection.

P L U M B IN G

PLUMBING

The visible water supply lines throughout the home were copper pipe. The visible waste lines consisted ofPVC pipe. All plumbing fixtures not permanently attached to a household appliance were operated andinspected for visible leaks. Water shutoff valves are not tested as part of the home inspection since watervalves that have not been operated for an extended period of time often leak after being operated. Insuch instances we would not be able to repair a leaking valve during the home inspection.

Water flow throughout the home was average. Water pressure appeared to be adequate.

Note: The functionality of clothes washing drains or floor drains is not within the scope of the inspection.Clients may wish to have a licensed plumber 'scope' the main sewer line (from home to city connect)during the negotiation period. This would be particularly advisable if the home has had a history of sewerbackups, evidence of backups, or the home is older with large trees on the lot.

The main water shutoff is located in the basement on the front wall It is imperative that the main watershutoff be readily accessible and identifiable to occupants.

File Number: 1132 - 100812



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Main water shut off valve

WA T E R H E A T E R

WATER HEATER

A 50 gallon capacity, natural gas water heater was located in the basement . The water heater wasmanufactured by State select, serial number C03213727.

Information on the water heater indicated that it was manufactured 9 years ago. Hot water temperaturewas 107F. A temperature and pressure relief valve (T & P) was present. An overflow leg was present,and it did terminate properly. Your safety depends on the presence of a T & P valve and the presenceand proper termination of the overflow leg. The water heater was functional.

S M O K E A L A R M S

SMOKE ALARMS

Smoke alarms were present in the house. The self-test feature on the smoke alarm was functional.HomeTeam inspects a representative smoke alarm for battery type and wiring. The smoke alarm did nothave a 10-year lithium battery installed. The inspected smoke alarm did appear to be wired into thehome's electrical system. For safety reasons, the smoke alarms should be tested upon occupancy.

P E S T IN S P E C T O R

PEST INSPECTOR

The pest inspection was performed by Black Diamond. Their report is sent under separate cover.

H V A C IN S P E C T IO N R E P O R T

HVAC INSPECTION REPORT

The heating, ventilating and air conditioning systems were inspected by a certified HomeTeam inspector.Annual maintenance of the heating and cooling equipment is essential for safe and efficient performance,which will maximize the system's useful life. HomeTeam recommends periodic preventive maintenance tokeep this unit in good working condition.

The home was heated by a Carrier natural gas forced air furnace , Serial Number 3803A44126 , ModelNumber 58STA11010116 which is approximately 9 years old. The unit was located in the basement ofthe home. The temperature difference between the register and the return temperature was 31 degreesF. The heating system was functional .

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The electric outdoor air conditioner condensing unit was a Carrier , Model Number 38TKB036330 andSerial Number 1303E27829 . The unit is located at the exterior of the home and is approximately 9 yearsold. Periodic preventive maintenance is recommended to keep this unit in good working condition. Due tothe low outdoor temperature (below 65 degrees) the air conditioner system was not inspected. Operatingthe air conditioning system when the outdoor temperature is 65 degrees or below can cause damage tothe outdoor unit.

The outdoor compressor unit is not level. The unit should be leveled. Failure to do so can cause

premature failure of the compressor.

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REASONABLE EXPECTATIONS REGARDING A PROFESSIONAL HOME INSPECTION:

There may come a time when you discover something wrong with the house, and you may be upset or disappointedwith your home inspection. There are some things we'd like you to keep in mind.

Intermittent or concealed problems: Some problems can only be discovered by living in a house. They cannot be

discovered during the few hours of a home inspection. For example, some shower stalls leak when people are in the shower,

but do not leak when you simply turn on the tap. Some roofs and basements only leak when specific conditions exist. Some

problems will only be discovered when carpets are lifted, furniture is moved or finishes are removed.

No clues: These problems may have existed at the time of the inspection, but there were no clues as to their existence. Our

inspections are based on the past performance of the house. If there are no clues of a past problem, it is unfair to assume we

should foresee a future problem.

We always miss some minor things: Some say we are inconsistent because our reports identify some minor problems but

not others. The minor problems that are identified were discovered while looking for more significant problems. We note

them simply as a courtesy. The intent of the inspection is not to find the $200 problems; it is to find the $1000 problems.

These are the things that affect people's decisions to purchase.

Contractor's advice: A common source of dissatisfaction with home inspectors comes from comments made by contractors.

Contractors' opinions often differ from ours. Don't be surprised when three roofers all say the roof needs replacement, when

we said that the roof would last a few more years with some minor repairs.

"Last man in" theory: While our advice represents the most prudent thing to do, many contractors are reluctant to

undertake these repairs. This is because of the "last man in" theory. The contractor fears that if he is the last person to work

on the roof, he will get blamed if the roof leaks, regardless of whether or not the roof leak is his fault. Consequently, he won't

want to do a minor repair with high liability, when he could re-roof the entire house for more money and reduce the

likelihood of a callback. This is understandable.

Most recent advice is best: There is more to the "last man in" theory. It suggests that it is human nature for homeowners to

believe the last bit of expert advice they receive, even if it is contrary to previous advice. As home inspectors, we

unfortunately find ourselves in the position of "first man in" and consequently it is our advice that is often disbelieved.

Why didn't we see it?: Contractors may say, "I can't believe you had this house inspected, and they didn't find this

problem."

There are several reasons for these apparent oversights:

Conditions during inspection: It is difficult for homeowners to remember the circumstances in the house at the time of

the inspection. Homeowners seldom remember that it was snowing, there was storage everywhere or that the furnace

could not be turned on because the air conditioning was operating, etc. It's impossible for contractors to know what

the circumstances were when the inspection was performed.

This wisdom of hindsight: When the problem manifests itself, it is very easy to have 20/20 hindsight. Anybody can

say that the basement is wet when there is 2" of water on the floor. Predicting the problem is a different story.

A long look; If we spent half an hour under the kitchen sink or 45 minutes disassembling the furnace, we'd find more

problems, too. Unfortunately, the inspection would take several days and would cost considerably more.

We're generalists: We are generalists; we are not specialists. The heating contractor may indeed have more heating

expertise than we do. This is because we are expected to have heating expertise and plumbing expertise, structural

expertise, electrical expertise, etc.

An invasive look: Problems often become apparent when carpets or plaster are removed, when fixtures or cabinets are

pulled out, and so on. A home inspection is a visual examination. We don't perform invasive or destructive tests.

Not insurance: In conclusion, a home inspection is designed to better your odds. It is not designed to eliminate all risk. For

that reason, a home inspection should not be considered an insurance policy. The premium that an insurance company

would have to charge for a policy with no deductible, no limit and an indefinite policy period would be considerably more

than the fee we charge. It would also not include the value added by the inspection.

Reprinted from ASHI Reporter, By Permission of Alan Carson, Carson Dunlop & Assoc.

File Number: 1132 - 100812



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