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When they ask you!

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Scott Patterson
Spring Hill, TN
http://www.traceinspections.com

Tell your client that they should obtain copies of receipts from whoever performed the repairs along with any warranty information.

If we have a client you really wants a re-inspection I will do it. I charge 50% of the original inspection to go back. I require a copy of the repair request furnished by my client to the seller. We inspect only the items on that list and we are only commenting that some type of repair has been performed.

It not done correctly in my opinion, I simply state that so and the client should call the repair person prior to closing to correct any issues.

We do not warrant any of the repairs and our contract states this about re-inspections.

As long as your client knows that information, we have never had a complaint about it. Not one.

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Rick Hurst
Home Works Inspection Co.
5 out of 4 people have trouble with fractions

There are quite a few inspector who decline re-inspections because they don't want the liability. I don't understand the reasoning. It is still a visual inspection, just as was the initial inspection. If one were concerned about what could not be seen in the re-inspection then why would the first one be any different?

I agree that having the receipts is golden - those alone can tell you a lot about the contractor's work. They're often vague, don't address what you had in your report and the re-inspection can often determine that the work indicated on the receipt was simply not done. In fact, when I do re-inspections, rarely was all the work done correctly.

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Eric Barker
Moraine Woods Consulting, Inc.
Barrington, IL

Eric stated: "In fact, when I do re-inspections, rarely was all the work done correctly."

I would remove the word (from my experiences) "correctly". Hell, it is rare that all the work was done! More than 50% of the time the lists will include items that haven't been touched/ repaired but were on the repair list.

I've been told... "Well, when the HVAC guy got there, he said the trap vent didn't need to be past the trap. So he didn't do anything"

My reply-- "It no longer matters what he thinks... the contract ammendment (signed by the seller) stated that repairs will be made to that item".

That's just one of the fights that goes on and on.

Rich

Jeff, I tell my clients that my E&O does not cover me on reinspects and it's the truth. Many policies will not extend coverage to you for reinspections. Makes my decision pretty easy.

Here is a find today on a re-inspection. The seller was requested have the water supply lines on the water heater insulated and other water heater defects repaired by a Licensed Plumbing contractor with receipts to show work performed.

This is what my client got as a repair.

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Rick Hurst
Home Works Inspection Co.
5 out of 4 people have trouble with fractions

I used to tell them that, sure, I can charge you to come out and look at the repaired area, but I will not be able to tell you how they did whatever they did, or even if they did what they were supposed to do, all I would be doing is taking you money from you and giving you no good usable information for it ... but, if you insist, my re-inspection fee is $150 per hour, with a 3 hour minimum ... are you really sure you want me to waste your money?

I had one taker on that, and about an hour later they called back and said 'I get it, you will not be able to tell me anything, and *I* will have to pay you $450 for that 'nothing'. Never mind coming out.'

I would have already told them to get receipts from LICENSED CONTRACTORS and warranties on all repairs, make sure the warranties are transferable to the new owner, you.

It would always end up the same - no receipts by licensed contractors and no warranties.

It took a few years, but most of the inspectors in South Florida felt the same and we convinced our clients that it was better to just take the money and they can contract out for the repairs.

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Jerry Peck, Construction / Litigation Consultant
Construction Litigation Consultants, LLC ( www.ConstructionLitigationConsultants.com )
EastWestData (www.EastWestData.com )

I think that if one is afraid to do re-inspections of work that has been done, then one should never inspect a brand new house that has never been lived in either. Same difference.

And if the work was not done correctly, and in some cases not done at all, I sure want my Clients to know that information, and I'm probably the only one qualified or willing to tell them.

hey, those towels were in my drawer last week! what the F, damb gremlins

Agree

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I say lets merge all the home inspection organizations into one.

Seepaluce

It's amazing how fewer people want reinspections when they are charged appropriately for them. That's been the solution for me. I don't charge what Jerry did per hour, but I do calculate a half day's earnings and charge that because I can't be booked two places at one time.

But never fall for the, "It will be paid at closing" or "the builder (or seller's agent) will pay you for the reinspection." If you elect to do reinspections, insist on payment before you give them the results. People tend to get upset when it doesn't go well the second time around.

I subscribe to the get and retain receipts theory and try my best to get my clients to do so. My line is, "I'll take as much of your money as you're willing to give me, but I'll feel better if I can give you something valuable in return."

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The only reason some people get lost in thought is because it's unfamiliar territory.
- Paul Fix

Eric and Russel,
I'll answer your statements and questions with this example:

Home inspector goes out and finds three leaks in a 10 year old shingle roof. The homeowner has the repairs done by a handyman working under a GCs license. The home inspector comes back and says all the repairs were done after viewing the invoice.

First rain storm comes along and the new homeowner has several roof leaks. The contractor did not give any warranty.

A licensed roofer comes out and says that all of the repairs were done improperly which explains the leaks and now, in order to do the proper repairs, the roofer says that the entire roof will have to be replaced at a cost of $15,000.00.

I would imagine that when this gets to court, the home inspector will have to pay.

For minor items, leaky drains and such, I tell my clients that they don't need me to come hold their hands at $350.00 per hour to see if a drain line is leaking or if a GFI trips.

Major items such as roofs, a/c systems, and structural items are to be repaired by licensed contractors with warranties. NO exceptions. Also, I tell my clients that you want to see proposals and warranties before you buy the home. The other option is like Jerry said, take the money and hire your own contractors.

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Eric Van De Ven Magnum Inspections Inc. (954) 340-6615
www.magnuminspections.com
I still get paid to be suspicious when I got nothing to be suspicious about!

Don't do re-inspections period. Insurance doesn't cover me, my attorney tells me its a door you cant come back from liability wise, and it is never a good idea. I prefer to refer to those I pay to protect me and to do otherwise is foolish. Theorize all you want but if no one can protect my back I don't choose to jeopardize my business and my family over a small fee.

My opinion here.

If an inspector is not willing to do a re-inspection he certainly cannot say he is full service. In essence, I think that an inspector who will not assist with a re-inspection is leaving his client high and dry. Too often on this forum there are negative comments about all the lousy contractors yet there seems to be little concern for leaving the client to fend for themselves after the initial inspection.

In looking through some websites I see inspectors making some significant claims as to their abilities. What I seem to be hearing here is that some inspectors would not know how to tell if a repair was done correctly. If that is the case then there would be question as to whether that inspector could have recognized problems on the initial inspection.

I have absolutely no hesitation or reservation about conducting re-inspections. I see no increased liability issue. My clients know that if any contractor disputes my findings that I will step to the plate and backup my reports. I do not charge to go back out and meet such contractors - it's a service that I promote.

Sorry for the bluntness, but those of you who are "afraid" of re-inspections, of any liability, of being wrong - you and I are in different leagues and I cannot identify with your reasonings. Perhaps some websites should be changed to reflect that followup re-inspection support is not provided. Let the client know up front what he can expect after he pays you for your service. It's the fair and professional thing to do.

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Eric Barker
Moraine Woods Consulting, Inc.
Barrington, IL

"you and I are in different leagues"

I suppose we were, mine was top end service and I gave my clients what they wanted, expected, and the I gave them more.

"and I cannot identify with your reasonings"

Obviously. But that does not make you right either.

Unlike some inspectors clients (apparently, anyway) my clients were not dumb, they understood why they hired me, and why them paid me top dollar.

My clients fully understood why I would not, could not, give them the 'A OK' for repairs which were done when I was not there and which were no longer visible and accessible enough to say 'Yep, that'un was done alrighty.'

My clients were smarter than than, and they hired me because I was smarter than that.

I felt there was no need to respond to Russel, but there was a need to respond to the above post.

Like you, sorry if I'm blunt - but it is needed at times.

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Jerry Peck, Construction / Litigation Consultant
Construction Litigation Consultants, LLC ( www.ConstructionLitigationConsultants.com )
EastWestData (www.EastWestData.com )

It is not that some of us, especially here in South Florida, are "afraid" of re-inspections, it is that we realize that we are not inspecting, we are guaranteeing someone elses work.

Would you guarantee your dentists or doctors work?

Although I don't charge as much as Jerry did, my clients are also smart enough to know what they are paying me for. If they want me to hold their hands, I will... but it will come with a steep price.

I gave an example above. It is not fiction. It has happened and the company put a roof on for free. It was the first thing I did when I started working for that company back in 1988. I didn't do the inspection, one of their highly trained inspectors did.

You tell me exactly how you can "visually" tell a roof has been repaired properly with out being there to see the work being done. To use your phrase, I'll be blunt, you can't.

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Eric Van De Ven Magnum Inspections Inc. (954) 340-6615
www.magnuminspections.com
I still get paid to be suspicious when I got nothing to be suspicious about!

I guess I would ask myself why I didn't recognize the problems (that the roofer noticed) when I went and re-inspected the roof. If the problem was not visible at the time of the re-inspection, then that goes beyond the scope of an inspection which would be the same standards used during the first inspection.

A buyer calls me to do a home inspection. I get there and the seller shows me a receipt showing that part of the roof has been repaired two days ago, do I (as a home inspector) inform my client (the buyer) that I will not be inspecting that repaired part of the roof?

Limitation: I (the home inspector) did not inspect recently repaired part of roof due to ???.

For me to understand, I really need somebody to fill in where the question marks are.

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I say lets merge all the home inspection organizations into one.

Seepaluce