Buyer says appraisal was misrepresented as inspection
Q. We just read your article about window requirements for a basement bedroom. The windowsills in our basement are too high to comply with this code, but this was never mentioned by the VA inspector when we bought our home. Our agent advised us not to hire a home inspector. He said the VA inspector would find everything. If a veteran can't trust a VA inspector or his agent, what should he do?
A. This is not just a matter of trust. It's also a misunderstanding of professional qualifications. Many people do not realize that VA inspectors are not building inspectors. They are actually appraisers for VA loans, and they do not conduct the detailed evaluations that would be expected of a qualified home inspector. Many buyers are unaware of these disparities and forego a professional home inspection, believing their VA appraiser will thoroughly evaluate the condition of the home they are buying.
It is not surprising that some homebuyers are unaware of the differences between a home inspector and a VA appraiser, but it is inexcusable for a real estate professional not to have known better.
My advice is to hire the most thorough and experienced home inspector your can find in your area to fully evaluate the condition of your home, not just the dimensions of windows and whether a basement space can be considered a legal bedroom. You should also express your disappointment to your agent for having advised against having a home inspection.
Q. I inherited my parents' old house, located in a rural area in another state. Our family uses it occasionally as a second home, and we're concerned about the condition of the septic system. We have no record of past maintenance and are concerned about the expected life of the system. What do you recommend?
A. There is no predictable life expectancy for a septic system because longevity depends on the quality of the system as it was originally installed, and how it has been used and maintained over the years. Since it is an old system, you should have it professionally inspected. A licensed septic contractor should open the tank, pump out the contents, and do a complete inspection of the tank and a test of the leach field. If you can find a reputable company to do this, they can advise you on future maintenance and can give you an idea what to expect regarding continued performance.
Q. Is there any advantage to covering a house with vinyl siding instead of paint? Is it true vinyl siding will last for 25 years?
A. Vinyl siding may last 25 years, but it does not necessarily enhance the appearance of a home because it tends to have a "ticky-tacky" feel. As for relative longevity, there are high-quality paints that are guaranteed for 25 years, so consider this before opting for an unconventional exterior.
• 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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