Pointing out potential major defects

[Marcel Gratton]

Originally Posted by mnahrgang

So the concern is only "major" if it costs more than 1500 to repair?

So if the concern is only a $10.00 repair, but if not fixed could burn the house down, that's not major?

Mark,

I would classify that $10.00 defect as being a *Safety Issue* in my report and which should be considered a priority repair.

[David P. OKeefe]

On a major replacement or repair they're just looking to see if it involves a significant expense to correct. "The roof is shot and needs replacement, this could involve a significant expense exceeding $1500. Recommend getting estimates for replacement".

[mnahrgang]

Originally Posted by mgratton

Mark,

I would classify that $10.00 defect as being a *Safety Issue* in my report and which should be considered a priority repair.

Agreed, but you understand my point...

[jstaring]

This is something in the clients contract w/the sellers/realtors or whoever. Again I do not quote repair prices but it is expected that I have some general knowledge for cost of repairs so I can give a heads up, which I do to my best ability. As mentioned in beginning I just get push back from some realtors that I should be able to say 100% if repair is $1500 or not and I state I can not do such a thing only the professional in that certain field can do that. Again I appreciate everyones feedback I just am looking for opinions and I think everyone is backing up my feeling for the most part. Keep the replies coming though I am interested.

[Billy Boerner]

Originally Posted by jstaring

This is something in the clients contract w/the sellers/realtors or whoever. Again I do not quote repair prices but it is expected that I have some general knowledge for cost of repairs so I can give a heads up, which I do to my best ability. As mentioned in beginning I just get push back from some realtors that I should be able to say 100% if repair is $1500 or not and I state I can not do such a thing only the professional in that certain field can do that. Again I appreciate everyones feedback I just am looking for opinions and I think everyone is backing up my feeling for the most part. Keep the replies coming though I am interested.

Jason... here's my answer to these questions I get them all the time.

IMO it could very well be. Depends on the contractor you hire for the job. Prices vary drastically. Recommend calling atleast three companies for professional quotes. I've never had trouble saying this.

[David A. Andersen]

Read your Standards of Practice and Code of Ethics.....

General Exclusions.
(a) Home inspectors are not required to report on:
1. Life expectancy of any component or system;
2. The cause(s) of the need for a repair;
3. The methods, materials, and costs of corrections;

Memorize these "Standards" so you do not have to ask these obvious questions in front of the public or not know the answer to a client or Realtor question.

There is a report of a law suit on this issue just this week.
HI reported wrong repair price...

[Robert W. Jude]

if a person nis capable of doing the repair him/herself than you could essentially take the labor cost out. a new roof would cost $5000 to someone not willing to do the work or $1200 to someone who could do it. I wouldnt put the dollar value in the report. i might discuss it with them but it's not going on paper.

[William J. Decker]

Originally Posted by mnahrgang

Major Concern: An item which either currently does, or if left unattended will, affect the habitability of the home.

Safety Concern: An item which effects the safety and security of the home and occupants.

Either of these could be a $15.00, $150.00, $1500.00, or even a $15,000.00 item. It doesn't matter. The cost of repair, is whatever it will be.

Unless you are bidding on repairing it, then you've no business assigning a dollar amount to it. And if you are bidding to repair it, then turn in your NACHI membership for a COE violation.

If the RE agent wants a dollar amount then I suppose it is her job to call around and get some estimates...

Good point.

I find, around here, that the so-called "Standard Contract" (and there is really no such thing) states that the contract can only be negated if there are defects found that total at least $XXX. Different contracts, different agencies, different dollar values. They seem to include this so that the deal doesn't fall through.

What are these clients thinking when the sign these things!

I refuse to put a dollar value to the problem. Depends on who they hire to fix it. Licensed, insured and professional contractor or the ledgendary 2 Romanian guys in a step van.

Don't let the agent make you part of their contract of sale requirements game. You never signed ity and are not a party to it.

Hope this helps;

[Bruce A. King]

Lots of good points in this thread, here are more.....

The dollar amount in a sales contract may very well refer to the TOTAL amount of repairs needed NOT one item.

A major issue includes something that may seem minor today but be advancing towards major in the near future. One example of this is elevated moisture in a floor system on a newer (1-3) yr home, it will get worse over time and should be reported as a major issue.

Contractors can charge whatever they want, its called bids, estimates and quotes and a non-contractor has no business guessing at what someone else will charge. The $200k lawsuit discussed on here involves repairs that could easily be done for around $100k but were inflated for personal gain and other reasons and there is nothing the inspector can do about it.

The weak link in the home buying process is the failure of the buyer or their agent to obtain proper quotes to make the repairs that are listed in the inspection report from professional contractors. When issues get worse later they want to blame someone other than themselves. These estimates can typically be obtained for free and they still omit that important part of the home buying process.