Putting cosmetic items in your inspections

[James H. Bushart]

Originally Posted by dduffy

No craftsman, or Spaniard can make everything Perfect, there is no such thing.

I'm not so sure, Dale.

Have you ever watched John McKKKenna make a perfect fool of himself?

Oops. Thread drift. Sorry.

[Michael Larson]

Originally Posted by jbushart

I'm not so sure, Dale.

Have you ever watched John McKKKenna make a perfect fool of himself?

Oops. Thread drift. Sorry.

Pretty close to a tie the way I see it.

[Kevin A. Richardson]

I don't sweat the small or cosmetic stuff liked I used to. When I was a new Inspector, I felt the need to make sure I was writing up every thing I could find in the home out of fear that I was going to miss something.

I think what it boils down to is the delivery method we use to convey these minor or cosmetic issues. If you are writing every issue as a "repair" item, then I could see where the report would be long and over the top.

The usage of clear and concise definitions and a report glossary help a great deal with these maintenance items. I tell my client up front that I'm not focused on minor or cosmetic issues, rather I'm primarily concerned with major ticket items or adverse conditions.

Your not going to please everyone, but if you keep things in perspective then it seems to work out well for all parties involved.

Kevin

[John McKenna]

Originally Posted by mlarson

Pretty close to a tie the way I see it.

It's OK... he says the same thing about you.

[Michael Larson]

Originally Posted by jmckenna1

It's OK... he says the same thing about you.

I know John.

He lumps us all together.

To him we are part of the vast right wing conspiracy.

That would be anyone who disagrees with him or doesn't love Obama.

[John J. Passailaigue, Jr.]

As far as cosmetics are concerned, it depends on the home and situation. If the client is CONSTANTLY looking over my shoulder, or I bump into him every time I turn around, I give them the painters tape and "ask" for their help to mark cosmetic problems they have already noticed. HE HE HE. I have not had a client refuse. They are happy to do so.

Now, having said that, AFTER my inspection, I go by and look at painters tape marked defects and discuss with the client as to how severe they are. Running paint, missing paint, small cracks on a brand new home are left. Older homes are taken off with a smile to the effect of "If you are looking for perfection in the building industry, I don't think you are ever going to find what you are looking for."

I just got through looking at a home in a rual area of Alabama that did not have one building permit. No one has looked at the home prior to me going.......in the condition that it was in, neither did the contractor. I am meeting there this morning to "discuss" the inspection report with the builder. The client made the inside of the home look like it had chicken pox. Every one of her marked cosmetic issues were legit. Found out afterwards that the contractor painted and patched the walls himself (no sanding what so ever) and that this was a cash deal. No R.E. needed or wanted.

[Russel Ray]

Originally Posted by jfunderburk

This is what they want you to do for them. They may be unhappy if you leave one out!

and and

That would be my PREMIUM inspection.

[kpierce]

Originally Posted by rray

That would be my PREMIUM inspection.

I wouldn't piss in a builder's face like that even if I offered an Oober Spectacular Fantastic Kawabunga inspection.

[rmaday]

Originally Posted by kpierce

I wouldn't piss in a builder's face like that even if I offered an Oober Spectacular Fantastic Kawabunga inspection.

How many paint chips, wall gouges or other cosmetic items should be allowed in a BRAND NEW HOUSE?

Hi Kev,

How's the ticker?

[kpierce]

Originally Posted by rmaday

How many paint chips, wall gouges or other cosmetic items should be allowed in a BRAND NEW HOUSE?

Hi Kev,

How's the ticker?

Granted, it's tough to really tell what's being taped in those pics but the point is many homeowner's go freaking crazy with tape and expect perfection. Generally speaking, anything visible from six feet, standing perpendicular to the wall, under normal lighting conditions should be fixed. If you're up against the wall using a flash light at an angle to see a paint variation, you need to be slapped around a bit.

The ticker is doing just fine. I've pretty much narrowed it down to excessive alcohol as my trigger. Avoid that and I don't have any problems whatsoever.

[dhelm]

I only do cosmetics on new construction, and then I am careful to notice dings, missing nail hole putty etc. In my opinion, when buying a new home, one has the right to have things as close to perfection as is humanly possible.

[kpierce]

Originally Posted by dhelm

In my opinion, when buying a new home, one has the right to have things as close to perfection as is humanly possible.

That's a ridiculous expectation and also extremely subjective.

[Paul Pendley]

I include cosmetic defects only as an informational comment only. If there is a cosmetic defect (like carpet dirty or substandard drywall work) that warrants futher inspection I recommend it.

[Stephen W. Stanczyk]

New construction I use a six foot rule. If you can't see it from six feet away, I don't call it out. I am not going to scour the walls, floors and ceiling for minute defects. If it is new construction, I give the client a roll of blue painters tape and let them go to town. I understand Kevin's point of view especially with his new business but NEW is NEW. It is not new with defects. Then the choice is, do you walk away or do you put up with it.

If I see a scratch on something I want to buy, I won't buy it, if for nothing other than the simple reason is I know it is there and I will always know it is there and I will see it every time I pass the item.

For existing homes, I don't mention minor cosmetics issues. Actual holes in doors or walls, yes. Single nail pops, no..... multiple in same room, yes. Cracks around windows or doors, depends. You have to get a feel for the client's needs or expectations. It does not take any longer to check one narrative than it does to check another.

[kpierce]

Originally Posted by sstanczyk

If I see a scratch on something I want to buy, I won't buy it...

I won't either but there's a difference between buying a machine manufactured consumer product like an ipod and a product that is hand built, collaboratively by multiple different people at different times, like a house.

Don't get me wrong, defects are defects and they should be corrected but the expected quality of a home shouldn't be compared to the expected quality of an ipod. By no means should a builder be expected to build a house "as close to perfection as humanly possible".