An inspector in the state of OK inspected a house recently. The water heater tank was identified as an 8 year old Bradford White nat. gas heater.
And the report included this language, *“There is a water leak and heavy rust or corrosion on the water connector and fittings of the water heater that will need further evaluation and service by an appropriately qualified specialist.” *
But the hand-written summary stated, “Corrosion and leak at top of hot water tank (Repair).”
When I evaluate home inspection reports and claims, I notice things like this. The report is written very well by the inspector - using a computer software program. The report identifies a problem (or condition) and makes a recommendation for a professional to further evaluate. Great.
BUT the hand-written summary has "(Repair)" written. And this is the problem.
Long story short - two plumbers further evaluated the tank, the home warranty company denied the claim, and both plumbers recommended a COMPLETE REPLACEMENT of the water heater tank - NOT a REPAIR - as recommended by the inspector in the hand-written summary.
**LESSONS LEARNED: **
Do not hand-write your reports or summaries. It makes you write some short, quickly worded language such as “(Repair).” Type your report. Better yet use a computer-generated program. Computer-generated reports/documents are superior to hand-written ones.
Be careful when using the terms REPAIR or REPLACEMENT. They mean very different things, and your client will assume that if you say REPAIR, but REPLACEMENT is actually needed - you’re going to pay for the difference.
I am not a fan of handwritten checklist style reports but I honestly think the mistake could occur more easily with a computer canned report.
We are all skilled enough to know it needs replacement so you might click the wrong comment by accident, while hand written you must make a mental decision as you write.
I never say repair or replace. I use the term “Corrective Action.”
“Adverse Condition: The water heater in the utility room is leaking at the supply shut-off valve. The leak is causing rust damage and corrosion to the top of the tank. Recommend Corrective Action by a Qualified Plumber.”
I include the definition of the term in my inspection glossary:
Corrective Action: This designates Adverse Conditions for which evaluation by a qualified individual is recommended as soon as possible for any necessary modifications or corrective measures. If, in the process of evaluating and addressing such conditions, it is determined that there are other Adverse Conditions present for which modifications or corrective measures are also deemed necessary, it is recommended that they be addressed at that time. It is further recommended that a copy of the appropriate portion or portions of the inspection report be provided to all qualified individuals retained to evaluate and/or perform modifications or corrective measures to address Adverse Conditions documented in the Inspection Report.
Adverse Condition: A condition determined in accordance with the contractual scope of inspection, which is producing a detrimental effect on systems or components and/or impairing the normally intended function or operation of systems or components.
Hmm. Two plumbers chose to recommend complete replacement. That would be $1400 vs. maybe $50 to replace a nipple and flexible supply line. Imagine that. Repair or replace as needed. Budget accordingly.
*“There is a water leak and heavy rust or corrosion on the water connector and fittings of the water heater. Service and correction by a competent and licensed plumbing contractor is recommended.” *
OR
**“There is a water leak and heavy rust or corrosion on the water connector and fittings of the water heater. Have a competent and licensed plumbing contractor service the unit and then repair or replace as needed”. *
OR
*“There is a water leak and heavy rust or corrosion on the water connector and fittings of the water heater that needs service and repair of some type by a competent and licensed plumbing contractor”. *
OR
The water heater is heavily rusted and fittings are leaking. Have a competent contractor service and repair the unit AS NEEDED".
The inspector does write the report after the event has taken place. He is reporting past events. One writes a report after the fact. The water heater was leaking before the inspector observed it. The inspector observed it before he wrote about it. When writing the report, you do so in the past tense.
