Key West, Mountain View Home for Sale!

Everyone knows that new construction homes do not need a home inspection!

Why bother—what a waste of money. The jurisdictional inspectors have been all over the home like white on snow since day one. Plus, why would a builder with a good reputation, or any of the sub-contractors working for the builder, that is looking to maintain their good reputation and relationship with the builder, mess with their good reputation and relationships by doing less than professional work?

Of course if you believe this, I have some Mountain View property I will sell you in the Florida Keys.

Here is just one example of some of the many issues I found in a new construction home the other day. In the crawl space, the main plumbing drain makes a long run across the crawl space and has several metal hangers to support the pipe.

Disconnected pipe hangers

Disconnected pipe hangers

While the plumber likely installed the hangers properly initially, someone has come along later and disconnected two of the hangers leaving the pipe to sag and hold water (perhaps the insulation installers?). While not a difficult repair, it is just one example of why inspections on even new homes are important.

Here is a partial list of other issues on the new home:

1. Hot water to tub and shower fixtures above 146 degrees F.

2. B-vent above roof not tall enough

3. No bollard to protect water heater in garage

4. No flashings above window trim

5. Crawl space vents missing vent wells

6. Door bell not functional

7. Kitchen sink/countertop not caulked

8. Seams of 4-piece tub/shower unit not caulked

9. Heat at upper floor registers 30 degrees warmer than lower floor registers

10. Weather-stripping missing on crawl space access door

11. Garage/House door self-closure mechanism disabled

12. Gas fireplace not functional

13. Property address numbers incorrect on house

14. Concrete installed on top of siding

15. No clearances under faux stone at grade

15. No GFCI/AFCI protection at all required locations.

16. Deck ledgers installed on top of siding.

17. Skylights not attached.

18.  Missing roof/attic vents (holes open)

All of these items easily exceed the cost of the inspection and is by no means a complete list. While some will be relatively easy to fix and perhaps already on the builder’s punch list, others the builder will not address at all (like the one where water runs down hill).

By Charles Buell, Real Estate Inspections in Seattle

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We are not inspecting houses of horrors.

Home inspectors have a lot of fun sharing house horror pictures that show how poorly things get installed in homes and “fixed” in homes, but I am concerned with an over emphasis on defect recognition in inspection training.  It can leave inspectors unable to truly communicate what is actually going on and therefore inhibit recommendations that may be necessary.  Ultimately it leads us further down the road to mediocrity.

The question is: Can students be better trained by showing them thousands of examples of defects or by teaching them how things are installed correctly, and why things should be installed a particular way? Or perhaps a combination of all three?

A home inspector could see thousands of wrong installations of something and someone will always come up with some installation of that component they have never seen before. If the inspector is trained on the proper installation of components in the home, the defects make themselves visible.

No cornucopia of defects can show a person the correct way to do it.

Proof of what I say (for those of us that follow the home inspector forums), is, every day someone posts “Is this wrong?” type pictures. Now if they knew how the item should be installed, knew the codes or MFG instructions about how the item should be installed, knew a bit of the science of how things work, there never would have been a question in the first place.

Inspectors must also have a good grasp of the “history” of requirements as well. Codes change, manufacturer’s instructions change, and new products come on line all the time. Are we seriously going to wait until defects with these products get added to the mountain?

I think setting up demonstrations of some conditions can be useful, but attempts at “building-the-mountain” of possible defects just supports the myth that learning every defect is somehow more important than learning the hows and whys. Add to that the shear impossibility of doing such a thing. 

Entertaining inspectors is not the same as teaching inspectors.

Where Snake Oil comes from

The home inspector does not even have to find all the issues, as long as he or she adequately communicates the house condition to the the client.

There is one thing that teaching the “hows” and “whys” cannot really deal with and that is “product defects.” For this we must rely on experience and ongoing involvement with our peers–by not living under logs where we do not get wind of information about such issues. While we hide under our log, our peers are most certainly sitting together on the log figuring out how to deal with these issues. Knowledge is power.

If all we did is study the codes and manufacturer installation instructions we would not be awake to older LP Siding, Polybutylene piping, and a host of recalls. So these are things we must embrace as well.

Fortunately they are a very small hill however compared to the mountain of other information we must embrace.

Because home inspectors are under the illusion they can learn all the possible defects, they will never come to an understanding of how the component was supposed to be installed in the first place.

It is interesting to me that learning a mountain of defects is a larger hurtle than learning the hows and whys and yet we continue to choose the bigger mountain. I think it is the sheer pleasure derived from looking at wacko installations that encourages this.

Some of the blame for why inspectors are taught to learn this way, goes to the home inspection training programs around the country. A lot of these programs are geared too much to teaching what inspectors will find wrong in the field. There is not so much attention paid to the science of houses, or the proper installation of components, whether it is how it relates to manufacturers requirements or the code requirements of component installation.

This leads to the erroneous notion that the best inspectors are ones that come from the trades–this does not have to be the case and often is not the case.  While they may have a better working knowledge of their particular “component” of the house it still does not mean they are going to have a clue about many of the others.

However, the more an inspector can embrace an understanding of “How Things Work,” and “Manufacturer’s Installation Instructions, and the “Building Codes, very little actual teaching of defects is necessary—the defects simply speak out loud and clear for themselves.

We have all heard the statement “We are not code inspectors,” which reinforces this approach. If you want to routinely have egg on your face, ignore the codes and manufacturer’s requirements. Oh, and also, crawl back under that log.

Did you guys hear there is something fishy in the water?

No repertoire of horrors can ever teach a person how something should be installed or constructed.
They are fun—not much more.

By Charles Buell, Real Estate Inspections in Seattle

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It takes “really” wacky people to sort out our own degree of wackiness

I cannot begin to fathom the motives that lead some people to do what they do.

In the end, it most certainly comes down to something like, “Because they can.”  I think we all would like some sort of “reasonable” answer, but any such answers are likely to elude us.

Not knowing the “story,” in no way diminishes the effect of discovering what was done. The amazement, the laughter–the deep tingle inside that we feel when we come to realize that there are some truly whacked people out there in the world.  We can comfort ourselves with the knowledge that this is also no where near as wacky as it can get.  We have only to look as far as Congress and the Middle East to know that is true.

We need these crazies to define our own presence in the world. After all, where would we be if we had no one to show us where the boundaries are?

We have all seen homes where the roof is shot, the foundation is shot and even the siding and windows are shot. Even where the plumbing systems and electrical systems are shot.

But literally?

I know of several inspectors that have found bullets stuck in roofs.

This was the first time that I have ever seen an electrical system that was literally “shot.”


And it would appear that someone was a pretty good one at that.


If I had looked hard enough, perhaps I could have found the bullet that was no longer stuck in the wire.


By Charles Buell, Real Estate Inspections in Seattle

If you enjoyed this post, and would like to get notices of new posts to my blog, please subscribe via email in the little box to the right. I promise NO spamming of your email! 🙂