Home inspection report unclear to buyers
Q. We are currently buying a home and are confused by two of the findings in our home inspector's report. In the roofing section of the report he writes "shingle roof needs a tuneup," and in another part of the report he writes "doors and gates are not within the codes & regulations." These descriptions seem vague to us. Is it reasonable to ask the seller to have these issues fixed as a condition of the sale?
A. If the inspection report was no more specific than these examples indicate, then your home inspector needs to explain what he has disclosed.
When a roof needs a tuneup, there are apparent defects in need of routine repairs, while replacement of the roof is not necessary. An adequately detailed inspection report would have stated precisely what defects were observed. Common examples would be cracked or missing shingles, eroded aggregate, weathered mastic, rusted flashing, etc. You should contact your home inspector for an explanation of the roof findings and for copies of any pertinent photos he may have taken.
As for the door and gate disclosures, it is very unusual for a home inspector to refer to "codes and regulations" in a report. The purpose of a home inspection is to disclose apparent defects, not general references to code violations. Again, be sure to call your inspector to find out exactly what was meant.
Additionally, it is unclear whether you attended the inspection and received an oral review of these findings at that time. Maximum benefit is obtained from a home inspection when buyers are present and are able to discuss the findings with their inspector. Not attending your home inspection can be a big mistake.
Q. The people who were buying my home canceled the deal because of a fireplace problem that was found by their home inspector. The house has a precast concrete fireplace. The inspection report says the insulation plate is cracked. The home inspector says this is not a repairable defect, and the cost to replace the fireplace is over $12,000. Do you agree with these findings, and is there a more affordable solution?
A. Problems such as this are common with precast concrete fireplaces. This type of fireplace is factory-made and delivered to the construction site in one piece, where is it lifted into standing position and fastened to the building. The insulation plate, located in the upper portion of the firebox, is the Achilles' heel of a precast fireplace because it is only 2 inches thick and subject to cracking. When cracks occur, heat and smoke can vent into the wall cavities, creating a significant fire hazard. Even when the rest of the fireplace appears entirely intact, the insulation plate may be damaged.
Total replacement of the fireplace is the most common option because the damage is not repairable. However, it may be possible to install a fireplace insert with a metal flue liner, which would be a far-more affordable solution. To determine whether this is feasible for your fireplace, have the problem evaluated by a certified chimney sweep.
• 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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