TRUMAN HOMES leaves home owner on their own...

[DoubleF]

Originally Posted by FlamesAddiction

That's the problem. There are some good home inspectors that are really meticulous and look at everything with a skeptical eye, and then there are some that are pretty much just looking for kick backs from the realtors and will not look too hard for anything.

I think there needs to be more regulation in that business. The last home inspector I had was great and was driving the realtor bonkers (he talked me out of one house because of deficiencies).

I think that's cool and all, but I still think a regular super competent home inspector wouldn't have been able to find fault with Polak's brand new unit before he moved in. As most posters have mentioned, a strap isn't mandatory.

Heck, for all we know, in an alternate universe some inspector could have recommended Polak do that, and he'd still be posting on the site talking about how a shoddy home inspector told him to spend time to fix something that didn't need fixing.

I, like many other posters in this thread have learned a lot about sinks that I didn't even know were things to consider.

[Nage Waza]

Originally Posted by DoubleF

Do some of you guys seriously hire a home inspector for a new home build? Those condo units have to pass inspections by the City IIRC before they can be sold. Sure, you can do it (in hindsight), but most times it's a complete waste of money.

In Polak's case, the inspector probably wouldn't have caught this either. Sure it'd be cool to be able to go after the inspector AND Truman, but this home inspector for a new home would have helped him catch this issue prior to it happening IMO is ridiculous. Polak issues so far with his place are sound proofing issues (home inspector prob wouldn't flag it) and the sink (Home inspector wouldn't catch it). Both issues are issues between Truman and Polak. They're not things that a home inspector would have helped with.

Older homes? Yeah, of course you get an inspector. You're looking for serious major issues. But a brand new home? Seriously, it it passed city inspection and if the super major items hold up within the year ("warranty") I really don't know how a home inspector will help.

Sorry, but that is mostly wrong. An inspector will certainly be less mindful of the electric or plumbing, considering city inspectors inspected both twice, but the paid inspector will be looking at grout, tile work, how the roof was built, things to watch out for, pull out binoculars to look at the peak, pull out a thermal camera to look for leaks, etc. They are totally different services.

[DoubleF]

Originally Posted by Nage Waza

Sorry, but that is mostly wrong. An inspector will certainly be less mindful of the electric or plumbing, considering city inspectors inspected both twice, but the paid inspector will be looking at grout, tile work, how the roof was built, things to watch out for, pull out binoculars to look at the peak, pull out a thermal camera to look for leaks, etc. They are totally different services.

What the heck?

I followed the guy when I did an inspection of a 1970s condo I purchased. The guy that showed up tapped on walls, opened cabinets to examine pipes, tinkered with the electrical box, asked a few questions about the history of the place and was gone in something like 10-15 minutes. Apparently he also walked outside the building to "survey stuff". No thermal cams, no binoculars etc.

If what you are saying is correct, I will concede my error. But honestly, I feel like there are totally different services being performed by some home inspectors. I wouldn't pay the fee to do what the guy I saw do as a rubber stamper. But to do what you are describing? I'd do it. Especially after seeing some of the "interesting quality" of new builds out there. But I still think a home inspector would not have caught Polak's sink issue.

[Nage Waza]

Originally Posted by DoubleF

What the heck?

I followed the guy when I did an inspection of a 1970s condo I purchased. The guy that showed up tapped on walls, opened cabinets to examine pipes, tinkered with the electrical box, asked a few questions about the history of the place and was gone in something like 10-15 minutes. Apparently he also walked outside the building to "survey stuff". No thermal cams, no binoculars etc.

If what you are saying is correct, I will concede my error. But honestly, I feel like there are totally different services being performed by some home inspectors. I wouldn't pay the fee to do what the guy I saw do as a rubber stamper. But to do what you are describing? I'd do it. Especially after seeing some of the "interesting quality" of new builds out there. But I still think a home inspector would not have caught Polak's sink issue.

Maybe you had a bad experience. The inspector should be in the attic, searching for mold, and doing a bunch of activities that some people just don't know how to do.

[Ducay]

Originally Posted by Nage Waza

Maybe you had a bad experience. The inspector should be in the attic, searching for mold, and doing a bunch of activities that some people just don't know how to do.

"In the attic, searching for mold!"

Aka poke their head up quickly and look for obvious issues. They are people looking at 500 things quickly to see if anything jumps out. This is not a forensic examination for every defect, nor can or should it be at the price point owners are willing to pay.

[Fuzz]

10-15 minutes? What did you pay for that astounding level of service? My guy opened the panel, opened the furnace, opened the attic, opened wall plates, went on the roof and inspected the chimney and eaves, and was around for a good hour.

[bigtmac19]

My inspection was about 1-1/2 hours. He was up on the roof, climbed into the attic, did thermal imaging, filled the tub to make sure all the jets worked, checked electrical, plumbing, overall I thought was pretty thorough.

[WhiteTiger]

My home inspector came highly advised for a "first time homebuyer" (which I was) by my realtor. He was in the house for 3 hours, and taught my wife and I quite a bit of what to look for and for everything he pointed out that needed fixing, he gave a estimated time line (Like "This [blank] will probably last for about 2 more years, and should cost around [$ estimate] to replace, or someone's trying to rip you off." etc. Sounds like it really does depend on who you go with.

[FlamesAddiction]

Originally Posted by WhiteTiger

My home inspector came highly advised for a "first time homebuyer (which I was)" by my realtor. He was in the house for 3 hours, and taught my wife and I quite a bit of what to look for and for everything he pointed out that needed fixing, he gave a estimated time line (Like "This [blank] will probably last for about 2 more years, and should cost around [$ estimate] to replace, or someone's trying to rip you off." etc. Sounds like it really does depend on who you go with.

My recent guy was the same. He had his moisture meter out and tried hard to find stuff wrong. As a former builder, I think he loved finding their mistakes. He even turned out the lights and used flashlight to inspect every inch of molding for water damage. He pointed out all the DIY stuff around the house. He even did an off the record pool inspection (with no guarantees).

The thing I liked the most about it was that it gave me a to-do list on where to make improvements and increase the value.

[DoubleF]

Originally Posted by Nage Waza

Maybe you had a bad experience. The inspector should be in the attic, searching for mold, and doing a bunch of activities that some people just don't know how to do.

I honestly don't know. Perhaps he wandered the complex looking at quite a few more things I didn't know about? Maybe they had recently sent a guy to the same complex and had checked the shared stuff and looked over the building fund etc. to figure things out and didn't need to redo all that work?

I have no idea.

Originally Posted by Fuzz

10-15 minutes? What did you pay for that astounding level of service? My guy opened the panel, opened the furnace, opened the attic, opened wall plates, went on the roof and inspected the chimney and eaves, and was around for a good hour.

The thing is, in that condo unit, the only thing he could examine from your list is the panel. Perhaps that was the difference as this wasn't a stand alone home but a condo unit in a 6 story building? I know he said he was going to double check something outside of the building, but I wasn't aware as to whether he checked anything else other than the elevator he rode up in.

No idea what the cost was. This was around 2011 or 2012 and the mortgage company was more than happy to eat the cost and this was the guy they recommended prior to giving me a mortgage for this condo. I never once had an issue with the condo unit. A few special assessments which had been discussed by the board for years before implemented. Either I got lucky, or there literally wasn't much to look at in that newly renovated condo unit because they had checked it before?

I asked for a copy of the report and the guy said he releases one copy to the mortgage company and I had to ask them. Property appraisal guy said the same. Mortgage company said they weren't interested in releasing the report nor the property appraisal even if I was willing to pay for it. I was pretty much told if I wanted those reports, I needed to hire my own guy. I was new at home buying and more relieved I got the mortgage than curious as to why those reports weren't provided to me.

[V]

My home inspector for the house I'm living in now is a good friend who lives across the road from us and had spent the last 15 years helping fix the place, as we bought it off an old widow. He knew every little issue with the place. I paid him 100 bucks. Beat that.

[Cecil Terwilliger]

Don't feel bad that the mortgage company didn't share the reports.

Usually the appraiser has to provide a letter of transmittal to share. There's some liability reasons for that. I'd imagine it's the same for the home inspector.

At the end of the day it probably isn't anything shady. The mortgage company probably gets discounted rates. Neither the home inspector nor the appraiser wants people to just get cheap priority appraisals/inspections by going thru their bank. They inspector/appraiser wants that business for themselves.

In my personal opinion though, I'd want my own inspection. That's for my peace of mind. If the mortgage company wants their own that's fine too though.

[Drummer]

For the past 3 years or so all home inspectors have to be licensed:
http://www.alberta.ca/home-inspections.cfm

And

http://www.servicealberta.gov.ab.ca/1773.cfm

[Kavvy]

Originally Posted by WhiteTiger

My home inspector came highly advised for a "first time homebuyer" (which I was) by my realtor. He was in the house for 3 hours, and taught my wife and I quite a bit of what to look for and for everything he pointed out that needed fixing, he gave a estimated time line (Like "This [blank] will probably last for about 2 more years, and should cost around [$ estimate] to replace, or someone's trying to rip you off." etc. Sounds like it really does depend on who you go with.

Would you mind posting this person's name, or PMing me? We are looking to buy and could always use a good reference.

[WhiteTiger]

Originally Posted by Kavvy

Would you mind posting this person's name, or PMing me? We are looking to buy and could always use a good reference.

His name is Merv Stark. Here's his contact info/sites (nicked from the bottom of the email copy of the report he sent us, in addition to the paper ones):

Merv Stark, RHI
StarkPro Property Inspections Ltd.
403.589.7370
starkpro@shaw.ca
www.starkproinspections.com

[GGG]

Originally Posted by Nage Waza

Maybe you had a bad experience. The inspector should be in the attic, searching for mold, and doing a bunch of activities that some people just don't know how to do.

If the attic hatchbhas been painted shut the home inspector has no obligation to go in

(I agree with you that they should)

[speede5]

You guys all realize the seller has rights here too. It's their house and a home inspector can't just tear through it willy nilly. Obviously in the interest of a fair sale they should grant full access but they don't have to.

If you were buying a car and took it to a mechanic he can't bust open the engine, lift the carpet, etc without opening himself up to a lawsuit if something gets damaged.

It's kind of a conundrum for inspectors, some are obviously willing to take a chance and dig really deep, others don't take chances. I have had 2 inspections done by different companies and neither removed anything that was fixed, including outlet covers.

Also if an inspector is not an electrician or gas fitter, they really aren't that qualified to inspect furnaces water heaters and panels. They may know how unofficially but they might miss something. Maybe they are training better but back when this all started they would get those parts done by tradesman.

They also have to be careful about devaluing a house or 'talking you out of it' They should present the deficencies in a rather un biased way. This is broken and will cost x to fix. This needs to be done immediately/in 5 years/optional. This can be done by homeowner/tradesman/contractor. Stuff like that. A good home inspector can explain this stuff to a buyer pragmatically.

I have helped a couple friends buy houses and even did an inspection on one (with lots of caveats) for a friend recently and it was really dicey in some areas, at least in my head it was. Most sellers are totally cooperative but if you get one that's picky you have to have your bases covered.

It would be nice if a realtor chimed in here because they have seen all of this and know where people can get themselves in trouble.

[Fuzz]

I take issue with your car comparison. If you take a vehicle in, they will remove wheels to check brakes, remove brake drum, possibly remove a spark plug, or several. A good inspection will take all sorts of stuff off and put them back on.

Their is a reason the inspector carries liability insurance. If I was selling, I'd have no issues with an inspector taking covers off.

[undercoverbrother]

Originally Posted by speede5

You guys all realize the seller has rights here too. It's their house and a home inspector can't just tear through it willy nilly. Obviously in the interest of a fair sale they should grant full access but they don't have to.

I was present in the house when the inspector/buyer/buyer's realtor went through the house.

[Hockeyguy15]

Originally Posted by speede5

You guys all realize the seller has rights here too. It's their house and a home inspector can't just tear through it willy nilly. Obviously in the interest of a fair sale they should grant full access but they don't have to.

If you were buying a car and took it to a mechanic he can't bust open the engine, lift the carpet, etc without opening himself up to a lawsuit if something gets damaged.

It's kind of a conundrum for inspectors, some are obviously willing to take a chance and dig really deep, others don't take chances. I have had 2 inspections done by different companies and neither removed anything that was fixed, including outlet covers.

Also if an inspector is not an electrician or gas fitter, they really aren't that qualified to inspect furnaces water heaters and panels. They may know how unofficially but they might miss something. Maybe they are training better but back when this all started they would get those parts done by tradesman.

They also have to be careful about devaluing a house or 'talking you out of it' They should present the deficencies in a rather un biased way. This is broken and will cost x to fix. This needs to be done immediately/in 5 years/optional. This can be done by homeowner/tradesman/contractor. Stuff like that. A good home inspector can explain this stuff to a buyer pragmatically.

I have helped a couple friends buy houses and even did an inspection on one (with lots of caveats) for a friend recently and it was really dicey in some areas, at least in my head it was. Most sellers are totally cooperative but if you get one that's picky you have to have your bases covered.

It would be nice if a realtor chimed in here because they have seen all of this and know where people can get themselves in trouble.

No one is saying the inspector can do whatever they want, but anything that is accessible is fair game. I haven't had an inspector pull off wall plates but they have both removed the panel cover and looked there. They have also inspected the furnace and plumbing, as well as all appliances.

I'm not sure what "rights" you think are being violated by what people have said in here.

A typical Home-Alyze inspection takes two-three hours to complete.

It is designed to produce a report that includes an assessment of the home's foundation, exterior, heating system, ventilation, plumbing, electrical system, interior, insulation and roof. We also inspect fireplaces, hot tubs, air conditioning and other components that are found in some homes.

Every aspect of your home is inspected thoroughly. Take, for instance, the "electrical system". The main electric panel is one of the first items that a Home-Alyze inspector will look at. Visually accessible wiring and a representative number of outlets connected to the system are examined. Ground wires, polarity, auxiliary panels, and smoke detectors are inspected as are ground fault interruption devices. We estimate the type and age of wiring in the home and whether or not safety upgrades are appropriate. All fuses or breakers are checked for proper amperage, and we look for loose or frayed wires and if aluminum wiring has been used.

This thoroughness is extended to every part of the home as your inspector methodically moves from the furnace and ventilation system, foundation and wood structure, plumbing, insulation and exterior right up to the attic and the roof and any features that may be unique to the home.

http://www.homealyze.com/home-inspec...s.htm#whatdoes

Edit: Also you are ripping inspectors saying they are not qualified to look at panels or furnaces and things like that, but yet you willingly went and inspected a house for a friend. I actually think the seller would be within their rights to refuse you from "inspecting" the property, you aren't a licenced inspector.
http://storage.ubertor.com/calgarysu...ment/81274.pdf