Furnishings can hide defects from home inspector
Q. I’m in escrow to buy a home, and the sellers still live there. With all of the furnishings and personal effects covering walls and floors and filling the closets and garage, how can my home inspector possibly do a thorough job? Isn’t he likely to miss some defects?
A. Most home inspections take place while the sellers or tenants are still in occupancy. This is one of the obstacles around which home inspectors must work. In some cases, defects definitely can be missed. A hole in a wall could be concealed behind a bed, moisture damage might be covered by storage in a garage, a faulty plumbing repair could be hidden behind a stack of suitcases, or an ungrounded outlet behind a sofa might not be tested.
Most defects are found in the course of an inspection, if the inspector is a good one, but exceptions are unavoidable. This is why a final walk-through inspection should be done by buyers and agents just prior to completing a sale, when personal property has finally been removed from the premises. This is also why sellers are required to disclose all known defects. Sellers are often aware of conditions that might not be apparent to the home inspector. When all parties work together in good faith — buyers, sellers, agents and inspectors — significant defects have a good chance of being revealed. But no one can guarantee perfection in these processes. Hopefully, any defects that go undiscovered will be minor ones.
Q. We were surprised when our home inspector didn’t mention the refrigerator or the washer and dryer in his report. But our surprise turned to shock when we moved in and found that those appliances were gone. Are these items supposed to be included in the sale of a home, or are they regarded as personal property to be taken by the sellers when they move?
A. When appliances are free-standing, rather than built in, they are not regarded as components of the property and are only included in the sale if there is a specific agreement between buyers and sellers. This is why detached appliances are not included in a home inspection. Built-in appliances such as cooktops, ovens and dishwashers are regarded as fixtures. These are generally included as part of the sale of a home and, accordingly, are addressed in a home inspection report.
Q. The seller of the home I’m buying disclosed that the house was treated for termites about two years ago. I was already nervous about buying a home, but this has me really worried. Is past termite infestation a reason to back out of a purchase?
A. If past termite infestation were a basis for canceling a purchase, very few homes would be worth buying. Sooner or later, nearly every home with wood components has termite infestation, except in those climates where termites do not exist. As long as the termite problem in this home was adequately addressed by a qualified professional, there should be no need for worry. Just be sure to get a clear termite report before completing this transaction.
Ÿ To write to Barry Stone, visit him on the web at www.housedetective.com, or write AMG, 1776 Jami Lee Court, Suite 218, San Luis Obispo, CA 94301.
Action Coast Publishing