How do I manage a re-inspection?

**Joe Borkowski** · 04-02-2010, 07:20 AM

How should one proceed with a inspection of a property that you recently inspected for another client.

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**John Arnold** · 04-02-2010, 07:24 AM

You will probably get a bunch of different opinions, but I think the most common one will be to treat the two inspections as completely separate.

Ron Bibler · 04-02-2010, 07:28 AM

Call it a new inspection with a new client. Do not work off the old report form (last week) and charge the same price for the new inspection. Its like the your first report was for the other guy and this report is for the new guy

Do not make any notes back to the original report or the date of that report.

Your would not want to say " as stated in the original report dated "

Best

Ron

**Scott Patterson** · 04-02-2010, 07:50 AM

I agree with John and Ron.

So, you have a Yankee a Californian and a Southerner agreeing on the same thing! What more can you ask for!

Ted Menelly · 04-02-2010, 09:19 AM

Originally Posted by Scott Patterson

I agree with John and Ron.

So, you have a Yankee a Californian and a Southerner agreeing on the same thing! What more can you ask for!

Let there be a note that no matter where they live in that long state they are neither a northerner or a southerner.....just a Californian

Cary Seidner · 04-02-2010, 05:56 PM

Additionally to what has already been said, I would let my new clients know that I inspected the house already X days/months/years ago.

Nolan Kienitz · 04-02-2010, 07:28 PM

It is your call. I disagree with Cary, but that is my business decision.

It is a "new inspection" with a "new client".

Do NOT take any shortcuts. Just because it is a repeat for you it is "new business" for the new clients potential "dream home".

I have a friend of mine who inspects in the Fort Worth market and he inspected the "same" home THREE times for different clients.

Talk about "bored" and "repetitive" ... but he treated each one with respect and gave the client the full attention deserved.

**Rick Hurst** · 04-02-2010, 09:17 PM

Nolan,

What I enjoy is when I open the cabinets below the sink and see my WDI inspection stickers posted from years back as part of the Home Inspection.

This one so far I've inspected 3 times.

TKO is my PC control company I've had for 25yrs.

rick

Tom King · 04-03-2010, 09:45 AM

Originally Posted by Joe Borkowski

How should one proceed with a inspection of a property that you recently inspected for another client.

I have had this situation a couple of times.

I start by telling people that I have inspected the property before.

If no one has any conflict of interest issues that are not put well to rest before I start then I do not do it. (this has never happened)

Then, I clear my head of the issue and inspect like I have never been there before.

It has yet to ever turn into a problem for me......(yet)....

**Jack Feldmann** · 04-03-2010, 12:37 PM

I treat it as if I had never been there before, but I will tell my clients I have been there before.

If I find out I know the sellers of the house after I get there, I will tell my clients I know the sellers, and while I can be objective, if they chose to find someone else they can.

i have inspected homes of several people I go to church with, and once inspected the house of my daughter's teacher.

**Trent Tarter** · 04-04-2010, 12:23 AM

I let my client know that I recently inspected the property for another client. I explain that I can't resell the existing report as it's against Washington State law for home inspectors to accept more that one fee for the same report. I let them know that things can change and that many times homeowners make repairs once a buyer has walked, and sometimes the repairs are substandard or inadequate. I offer to inspect the home for a reduced fee ($50-$100 off original fee). If it's been over 6 months I may only reduce the fee a little. Always treat it as new inspection no matter what.

Tom King · 04-05-2010, 12:21 PM

To the question of using the prior inspection report or selling the old report I explain the old report was sold to someone else for their use and more inportantly any inspection is a snapshot in time and therefore the old report is invalid.

Heck, just moving some furniture around or an empty basement in a house that was previously stuffed can make major changes to the finished report.