Home inspector makes big mistake
Q. We purchased our home about six months ago. Since then we've discovered problems that were missed by our home inspector. The worst has been the lack of an operable heating system. According to his inspection report, the "gas furnace" was in "good" condition. It turns out that we have an electric heat pump, not a gas furnace, and the system is totally inoperative and in need of total replacement. The cost for a new system is almost $10,000. We also have a problem with the bathtub plumbing. When we turn on the faucet, a loud vibration resonates throughout the house. Also, many of the electrical outlets don't work, including the ones in the laundry room. We have to use extension cords to wash and dry our clothes. Since most of our money was spent on the down payment for the house, we can't afford all of these repairs. What can we do?
A. It is always disappointing to hear this kind of story. Purchasing a home usually takes most of a person's savings, and homebuyers rely on their home inspector to avoid needless expenses after moving into their new home.
A home inspector who is competent and experienced would have discovered the defects you have listed. In particular, to misidentify the type of heating system indicates a serious lack of attention to the inspection process. One can only wonder what steps were taken in testing and evaluating the system and in deciding whether the unit was in "good" condition. For this, in particular, your home inspector bears some liability and has some explaining to do. You should contact him immediately and request that he come to your home to explain the errors in his inspection report.
The vibrating that occurs when the bathtub faucet is turned on is probably not a major issue. This is usually caused by a loose faucet washer that oscillates when the faucet valve is open. Replacing the washer is a routine repair for a plumber and will probably solve that problem.
As for the inoperative electrical outlets, that may or may not be a major issue. Further evaluation by a licensed electrician is advised to determine the actual cause and the cost of repairs. However, this is also something that should have been discovered by your home inspector. Testing of accessible electrical outlets is a routine procedure during a home inspection.
The sellers should also be considered in the matter of disclosure liability. If they lived in the house, all of these defects should have been known by them and should have been listed in their disclosure statement.
You need to notify the inspector, the sellers, and your real estate agent about the conditions you have discovered. You should also find out who is the best home inspector in the area and have the house reinspected to determine the full extent of problems in your home. If no one is willing to take responsibility for the repairs, you should get some legal advice from a real estate attorney. A $10,000 HVAC system is a big deal.
• 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.
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