Inspector's foundation advice out of the normal
Q: As a Realtor, I've had problems with a local home inspector. On a recent inspection, he found some foundation cracks and stated that the building is "structurally defective." His report recommended "that the north and south walls of the house each have five hydraulically driven steel piers," whatever those are. His cost estimate was $8,000 to $10,000. A subsequent inspection by another home inspector stated that the foundation cracks were normal for a 75-year-old home. Does a home inspector who is not a structural engineer have the qualifications to report such findings?
A: Recommendations of the kind you've quoted are beyond the scope of established home inspection standards of practice. Responsible home inspectors would regard such findings with wonder and amazement. Unless the home inspector is licensed as a structural engineer, such conclusions and prescriptions are definitely out of bounds and, in fact, may be illegal in some states.
When competent home inspectors observe significant foundation cracks, an appropriate recommendation would be as follows: "Large cracks were observed in the foundation walls. Further evaluation by a licensed structural engineer is recommended." To go beyond this, especially to specify particular kinds of structural repairs, is definitely an overreach.
Q: My friend hired a home inspector before buying her house. After moving in, she discovered there are no rain gutters on the roof, but the home inspector checked off the box that indicates aluminum gutters in his report. Shouldn't the inspector have realized there are no gutters? Has my friend paid for gutters that she did not receive? What should she do?
A: Disclosing rain gutters when none are installed was probably a notation error on the part of the home inspector. Most home inspectors can recall times when they inadvertently checked the wrong box on their inspection form. Such mistakes are usually embarrassing and sometimes costly to the inspector. However, the monetary value of a home is not increased or decreased by the presence or absence of rain gutters. Therefore, your friend has not paid for gutters that were not received.
In many municipalities, roof gutters are not even required. You should contact the local building department to determine whether gutters are mandated for that home.
Q: We're getting ready to put our home on the market and just discovered rats in the subarea. The TV cable guy was under the house last week and found droppings all over the place. I've set traps but am wondering what I should tell buyers. Any advice?
A: Before listing your home for sale, have the subarea inspected by a licensed exterminator and have the rat problem eliminated. You could probably eradicate the invaders on your own, but the documentation provided by an exterminator can be used as part of your disclosure statement to buyers, and this can help to allay any health and safety concerns pertaining to rats.
• 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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