Note: The following letter is in response to my Oct. 21 column, in which I said that a professional home inspector should have tested a furnace for the home buyers. The letter has been edited due to space limitations. I have included my response within portions of the reader’s letter.
Letter: As you stated, there are two nationally recognized organizations that set home inspection standards: The National Association of Home Inspectors and the American Society of Home Inspectors. The two are similar organizations with similar inspection standards.
Both organizations state in their standards that the furnace heat exchanger is not included as part of the inspection. In most cases, the heat exchanger is deep inside the furnace and requires some dismantling in order to inspect it. The standards for both organizations do not allow dismantling of equipment or other invasive procedures. Also, neither organization requires a carbon monoxide test, although it is strongly recommend, as you stated.
Response: On the American Society of Home Inspectors Web site, I found the following quote under instructions for inspecting heating systems: “Watch for rusting of heat exchanger in steel hot-air furnaces. Implications: possibly dangerous conditions including high CO levels in the building. Test or recommend test of heat exchanger.”
As I stated in my previous column, “The existence of rust in the heat exchanger should have been visible with even a cursory examination of the furnace by the home inspector.” So it is not necessary to dismantle a furnace in order to inspect the heat exchanger.
Letter: A home inspector is not an expert in every craft or profession, nor could a typical home buyer afford to hire a specialized inspector for each system in the house. When there is doubt or concern on a home inspection, a recommendation is made to an appropriate specialist. Depending on the age and condition of any major system of a home, a qualified expert may be needed to further evaluate the system prior to closing.
You may have been a bit harsh on the referral process. If there are inspectors out there that have their Realtor’s needs ahead of their buyers, they won’t last long. Regardless of whether the issue is identified by the home inspector, the ultimate responsibility for the failure to disclose falls on the inspector. Those repair/replacements will fall back on him and eventually put him out of business. Most Realtors and home inspectors have figured that one out. A quality Realtor will only work with a quality inspector.
Response: I agree that good real estate agents prefer not to put themselves in a position where a bad inspection could come back to haunt them, but I also know for a fact that some real estate agents use inspectors who are known to be “easy” on properties because they want to make sure the deal will close. I could name names, but I won’t.
Letter: Here are some guidelines you may want to pass on to your readers to help them make a better decision about a home inspector:
Get referrals from friends and neighbors who have had experience with home inspection companies.
Be wary of an inspection company that is also in the home repair business, because it might encourage unnecessary repairs and is illegal in many states.
Be sure the company uses trained, experienced inspectors who are members of the National Association of Home Inspectors, the American Society of Home Inspectors or other professional associations.
Obtain a list of references, home buyers and real estate agents who have used the company’s services.
To determine the inspector’s level of experience, ask how many home inspections have been conducted by the individual who will examine your house and if he/she is a full-time inspector.
Insist on seeing a sample inspection report in advance and make sure it is more comprehensive than a simple checklist.
Be sure you can get a comprehensive written report within 24 hours.
Ask for a written agreement detailing the inspection fee and the scope of the inspection.
Be sure the inspection company has professional liability (errors and omissions) insurance.
Confirm that the inspection will be done when you can be there to attend. – Arnie Williams, World Inspection Network International Inc.
Response: I agree with most of your suggestions. However, I need to point out that there are also licensed engineers who perform home inspections. Most of them are not members of the National Association of Home Inspectors or the American Society of Home Inspectors, but they are qualified to inspect homes by virtue of their engineering license. The bottom line: Find an experienced professional home inspector and check references
Mail your real estate questions to Steve Tytler, The Herald, P.O. Box 930, Everett, WA 98206. Fax questions to Tytler at 425-339-3435, or e-mail him at economy@heraldnet.com
Steve Tytler is a licensed real estate broker and owner of Best Mortgage, Inc. You can visit the Best Mortage Web site at www.bestmortgage.com.
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