Is Your Realtor Giving You an Underperforming Home Inspector?
When you need a plumber, do you want one who knows and follows plumbing codes?
When you need an electrician, do you want one who knows and follows electrical codes?
When you hire someone to build your house addition or a nice big deck, do you want them to know and follow building codes?
Of course, you do! Why? Adherence to codes can ensure safety, structural integrity, and an enhanced ability to sell your house in the future.
So why would you accept a home inspector, referred by your realtor, who doesn’t adhere to home inspector codes or doesn’t even know those codes?
But that is exactly what many unsuspecting home buyers do. They accept an underperforming home inspector from the few referrals offered by their realtor.
Unfortunately, many realtors look for, and reward with more referrals, home inspectors who produce “soft” reports – reports that do not adhere to Wisconsin Home Inspector Codes.
In my 15 years of being a statute-abiding and code-abiding home inspector, I have been told by realtors (on more than one occasion) the following:
Wisconsin does have statutes and codes which regulate the conduct of home inspectors, dictate what inspectors must observe, and dictate what is supposed to be described in every written report.
Despite what some people claim, a home inspector “license” is not difficult to obtain. And, just because the inspector is “licensed” does not mean they perform a code-compliant inspection and issue a code-compliant report.
Every Wisconsin home inspection report must contain the following as required by Wisconsin Home Inspector Code SPS 131.33(1)(a) – (e):
a. Significantly reducing the functionality or structural integrity of components or systems of the improvements to the property being inspected.
b. Posing a significant health or safety risk to occupants of the improvements.
So, what is a home buyer supposed to do to obtain a truly qualified home inspector?
ASK QUESTIONS of the home inspector:
READ THE REPORT THOROUGHLY!
Remember – you are about to spend a large amount of money for the house. You have the right to demand the inspector do his/her job in conformance with Wisconsin Statutes and Codes and to do so without hindrance from any party.
The Home Inspector Codes which identify what an inspector is supposed to inspect, what is supposed to be described, and what the inspector is not required to inspect or do, will be discussed in a future post. Those Codes are SPS 131.32(1) through (11), titled “Mechanical and structural components included in a home inspection”. This section is often erroneously referred to as the Standards of Practice. It is but one part of those Standards.
Other regions of the country also have a problem with underperforming home inspectors. A recent news article from the Puget Sound area of Washington State identified such a problem.
The article titled “Don’t assume all home inspectors do a thorough job and catch all important problems” was written by Connie Thompson and posted on television and the internet by KOMO News in Seattle, WA (www.komonews.com) dated August 3, 2018. The premise of the news article was to report on how much of a difference there can be from one home inspector to another.
Not all States have statutes or codes to regulate home inspections. In those States which lack such codes, home inspectors are encouraged (in a few states required) to abide by the regulations and Standards of Practice of one or more home inspector national associations. Wisconsin home inspectors are required by law (s.440.975) to follow Wisconsin’s complete Standards of Practice (SPS 131 Subchapter IV – Standards of Practice), not those of any national home inspector association.
When you need a plumber, do you want one who knows and follows plumbing codes?
When you need an electrician, do you want one who knows and follows electrical codes?
When you hire someone to build your house addition or a nice big deck, do you want them to know and follow building codes?
Of course, you do! Why? Adherence to codes can ensure safety, structural integrity, and an enhanced ability to sell your house in the future.
So why would you accept a home inspector, referred by your realtor, who doesn’t adhere to home inspector codes or doesn’t even know those codes?
But that is exactly what many unsuspecting home buyers do. They accept an underperforming home inspector from the few referrals offered by their realtor.
Unfortunately, many realtors look for, and reward with more referrals, home inspectors who produce “soft” reports – reports that do not adhere to Wisconsin Home Inspector Codes.
In my 15 years of being a statute-abiding and code-abiding home inspector, I have been told by realtors (on more than one occasion) the following:
- Home inspectors are supposed to facilitate the sale of the house.
- Realtors in this area don’t refer you because you are too thorough. (Wisconsin Home Inspector Codes require a high degree of thoroughness. The Codes do not allow for a certain percentage of [or any] “missed” items. In fact, the first sentence in SPS 131.32 states: “A reasonably competent and diligent home inspection shall meet the standards in subs. (1) to (11) and shall include an inspection of, and report on, all of [those] items that are present on the property at the time of the home inspection.” There are exceptions to that code sentence when a specific item is not “readily accessible” or “observable.” See SPS 131.31(c), (f), and (n).)
- Why did you point out the water in the basement? Almost every basement has water!
- We (the realtors) are losing too much money because of your inspections. If you didn’t report so much we would hire you more. And we want to hire you more. (See the second bullet above.)
- I (the realtor) don’t care about your codes!
Wisconsin does have statutes and codes which regulate the conduct of home inspectors, dictate what inspectors must observe, and dictate what is supposed to be described in every written report.
Despite what some people claim, a home inspector “license” is not difficult to obtain. And, just because the inspector is “licensed” does not mean they perform a code-compliant inspection and issue a code-compliant report.
Every Wisconsin home inspection report must contain the following as required by Wisconsin Home Inspector Code SPS 131.33(1)(a) – (e):
- A list of the items described in SPS 131.32 that a home inspector is required to inspect. Note that there are approximately 120 very specific items which are identified through SPS 131.32. Writing this list of specific items in the report lets YOU know what was supposed to be inspected.
- A list of those items described in SPS 131.32 that the home inspector did inspect. If a required item was not inspected, why not?
- The inspector must describe the condition of every item identified in SPS 131.32. In addition to being listed in the report, every item so identified in SPS 131.32 must have their condition(s) described. Even if items were in perfect condition, that condition MUST be described. This is so that you know the condition of ALL items, not just those deemed to be “important” by the home inspector or other party to the transaction. Remember, doing so is the law.
- The inspector must describe the condition of any item identified in SPS 131.32 that, if not repaired, will have significant adverse effect on the life expectancy of the identified item. For example, water is observed leaking in around a window or door. If the leak is not repaired, moisture damage (including but not limited to rot, mold, damaged thermal insulation) will occur where the water drains through and to. Many other examples exist. The decision to describe a condition in this manner must be made by the home inspector, no one else. It is the opinion of the home inspector (see SPS 131.02(13)).
- The inspector must list any material adverse facts that the home inspector has knowledge of or has observed. What is a “material adverse fact?” It is defined in SPS 131.02(17)(a) and (b).
a. Significantly reducing the functionality or structural integrity of components or systems of the improvements to the property being inspected.
b. Posing a significant health or safety risk to occupants of the improvements.
So, what is a home buyer supposed to do to obtain a truly qualified home inspector?
ASK QUESTIONS of the home inspector:
- Do you know and follow all Wisconsin Home Inspector Codes?
- I want to see one of your sample reports to ensure your reporting conforms with those requirements listed above in SPS 131.33(1)(a)-(e).
READ THE REPORT THOROUGHLY!
Remember – you are about to spend a large amount of money for the house. You have the right to demand the inspector do his/her job in conformance with Wisconsin Statutes and Codes and to do so without hindrance from any party.
The Home Inspector Codes which identify what an inspector is supposed to inspect, what is supposed to be described, and what the inspector is not required to inspect or do, will be discussed in a future post. Those Codes are SPS 131.32(1) through (11), titled “Mechanical and structural components included in a home inspection”. This section is often erroneously referred to as the Standards of Practice. It is but one part of those Standards.
Other regions of the country also have a problem with underperforming home inspectors. A recent news article from the Puget Sound area of Washington State identified such a problem.
The article titled “Don’t assume all home inspectors do a thorough job and catch all important problems” was written by Connie Thompson and posted on television and the internet by KOMO News in Seattle, WA (www.komonews.com) dated August 3, 2018. The premise of the news article was to report on how much of a difference there can be from one home inspector to another.
Not all States have statutes or codes to regulate home inspections. In those States which lack such codes, home inspectors are encouraged (in a few states required) to abide by the regulations and Standards of Practice of one or more home inspector national associations. Wisconsin home inspectors are required by law (s.440.975) to follow Wisconsin’s complete Standards of Practice (SPS 131 Subchapter IV – Standards of Practice), not those of any national home inspector association.