View Full Version : disagreement

Joseph Melbourne
04-25-2009, 06:03 PM
Did a inspection this week. I saw water stain on downstairs ceiling. Above,2nd level, had washing machine and air handler in separate closets. Besides ceiling water stain we had acrylic wall paint with indication, visible ripples, of water in wall. I had run washer though cycle and A/C was also running.My infrared camera showed indication of moisture in wall. Took out my Moisture meter and also showd indication of moisture. (note: house has been vacate for about 6 months)
Buyer asked seller( out of state), though real estate agent, for allowance to find and repair leak. Seller' agent brought in another inspector who with his moisture meter said there was no indication of moisture. Or that there just was no water leak ??? Well deal fell though. Not looking for answer or suggestions from group just wanted to share. after the dust settles I'll find out who still likes me, buyer's real estate agent, buyers or no one. Oh well, such is life. http://www.inspectionnews.net/home_inspection/images/icons/icon5.gif

Jerry Peck
04-25-2009, 06:11 PM
Any infrared photos?

Joseph Melbourne
04-25-2009, 06:50 PM
I'm kicking myself cause I didn't take any. In fact buyers husband was holding camera pointing me to area for moisture testing. Buyers agent and BUYER'S wife agree that they saw moisture meter go from green to amber/orange. I use a SURVEYMASTER , seller's agent in contesting my findings stated that her inspector had has a PROTIMETER MINI.
I reallyy believe that second inspector was outcome driven. Just can't believe that 2nd inspector would even get involved. Maybe he or seller's agent should have asked to speak with me directly ???

Ron Bibler
04-25-2009, 07:54 PM
Joseph FYI... If your going to use and IR Camera take Images of just about every area form one point and then another. I will take 2 or 3 of the same Image. and always take a photo of your moisture meter on the spot... just a good thing to do...

As far as any still likes you... they don't... not a one of them... just do the right thing.



Brent Simmerman
04-25-2009, 07:55 PM
Did the second inspector run the AC or washer? or just test the wall?

04-25-2009, 08:10 PM
Lesson learned, photo document everything.
I recently consulted with a reputable 30 yr local painting contractor who told client up front, before start of work, the building had unresolved, long standing moisture problems in a certain area. However painter failed to document this conversation in his contract, or with "before" photos.

When paint failed owner provided statements from 2 "experts" who claimed there was no water issue, even while noting evidence of previous issues in the same location. One statement ended up being doctored. "Paint job? I never went outside, it was 10 below that day". Second statement was from same inspector they used at purchase. though it was obviously several years on going problem, he had not noted the issue at time of purchase, and so it was invisible to him again.

Long story short - that side got scraped and painted again for free- this time with a disclaimer in the contract.

The painter sleeps nights, I wonder about the other guys. (and he now carries a camera)

Jerry Peck
04-25-2009, 08:19 PM
I'm kicking myself cause I didn't take any. In fact buyers husband was holding camera pointing me to area for moisture testing.


Some notes for the future, not that this needs to be said NOW ...

1) NEVER let them use your camera.
2) ALWAYS take a photo of EVERYTHING you look at that may have any suspicions at all
3) NEVER let them use your camera, YOU use your camera and guide THEM to mark the spot with their finger, then TAKE A PHOTO (before them in the photo and with them in the photo), THEN go measure the moisture where THEY are holding their finger. I found that blue painter's tapes works well for that marking, have them place their finger where you want it, then have them place a piece of blue painter's tape (small piece) where their finger is - this is in case they accidentally mover their finger.
4) ALWAYS take a photo of EVERYTHING ...

I know this is water under the bridge, but without the above photos you have no standing in the argument/disagreement with the other inspector and your only chance to 'show you are correct' is going to be making another trip out there, replicating what you did, TAKE PHOTOS, BOTH infrared AND digital of your moisture meter reading high moisture AND the painter's tape showing the location on the wall, with an infrared OF THE SAME LOCATION so the two shows the same location, with the infrared showing the moisture (darker area).

This is precise the thing Aaron, Ted, and others have said would happen: HIs using infrared cameras without proper training, and that proper training is not just 'taking an infrared class', it is in knowing and understanding how to document what you see.

NOT trying to be hard on you, but those are simply the facts, so now you are left with going back out there and trying to replicate what you did and hope the same thing happens again.

Joseph Melbourne
04-26-2009, 05:38 AM
Guys, Thank for all of your construtive criticism, lesson learned.
Jerry, after forwarding this responce I'm heading to garage to place PAINTER'S BLUE TAPE in my pouch. And IR Camera will no longer leave my hands. http://www.inspectionnews.net/home_inspection/images/icons/icon7.gif