Winterized properties

[dgagneur]

Originally Posted by dvalley

When you're inspecting homes that have apparently been vacant or winterized for a period of time, the water faucets and drain pipes are not used on a regular basis, therefore the components within these fixtures can dry out and harden. Then, the first time they are used or turned on (by the inspector), it may result in damage to the interior plumbing components, such as o-rings at the water faucet. When these o-rings fail, you've got leaks that will not stop until you turn off the water supply. Then if you are unable to repair what you broke, then you will be paying the Plumber to repair your faults.

Most of that is true. However, if you turn the water on and a faucet leaks or a pipe leaks, it's NOT the inspectors fault...it is what it is, a leak that has to be repaired. That is the duty of the inspector to report to the client. Plus, if a home has been foreclosed and vacant for an extended period, the bank anticipates problems like this.

I have de-winterized homes that had gushing leaks in the crawlspace when the water was turned on...more times than not you can isolate that section of plumbing and still conduct an inspection on the remaining plumbing lines. However, the worst is if the home has a boilder for heat, those can be a bugger if the lines were not filled with anti-freeze...burst lines all over the place!!

Anyway, if you learn to winterize homes PROPERLY than you can de-winterize homes as well. No need to loose an inspection (money money money) over this increasing request!!

Just my 2 cents

Dave

[David P. Valley]

Originally Posted by dgagneur

Most of that is true. However, if you turn the water on and a faucet leaks or a pipe leaks, it's NOT the inspectors fault...it is what it is, a leak that has to be repaired. That is the duty of the inspector to report to the client. Plus, if a home has been foreclosed and vacant for an extended period, the bank anticipates problems like this.

I have de-winterized homes that had gushing leaks in the crawlspace when the water was turned on...more times than not you can isolate that section of plumbing and still conduct an inspection on the remaining plumbing lines. However, the worst is if the home has a boilder for heat, those can be a bugger if the lines were not filled with anti-freeze...burst lines all over the place!!

Anyway, if you learn to winterize homes PROPERLY than you can de-winterize homes as well. No need to loose an inspection (money money money) over this increasing request!!

Just my 2 cents

Dave

Good Luck.

[rmaday]

Originally Posted by dvalley

An HI is much better off leaving the plumbing operation to the Plumbers. If there are mishaps when the Plumber is on-site, then they fix the issues right there and then.

Too true!

With so many vacant homes I have really been emphasizing to the client that I can not / will not turn on any system that has been shut down. Interesting to hear, "Oh yeah, everything is on.", only to get to there and find otherwise. > The blank stare and, "Well, it was on before."



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[cduphily]

I've been doing quite a few forclosures, if a utility is not on when I arrive it is disclaimed, if all utilities are on and one fail it is noted as "failed under testing" agents and client is notified to have an appropriate contractor repair the problem.

Here is one I did last week, home built in 2006, never lived in.
That's water coming from under the wall, and a view from the basement. "Plumbing inspection ended to help prevent further damage. Recommend consulting a qualified plumber to further investigate/repair all plumbing issues."

[David P. Valley]

Originally Posted by cduphily

I've been doing quite a few forclosures, if a utility is not on when I arrive it is disclaimed, if all utilities are on and one fail it is noted as "failed under testing" agents and client is notified to have an appropriate contractor repair the problem.

Here is one I did last week, home built in 2006, never lived in.
That's water coming from under the wall, and a view from the basement. "Plumbing inspection ended to help prevent further damage. Recommend consulting a qualified plumber to further investigate/repair all plumbing issues."

Chris,

I've been in many situations where plumbing fixtures have failed under testing and that's absolutely excusable. But turning on the water main and causing extensive damage to one's property can only get the average HI involved in a legal battle.

[cduphily]

Originally Posted by dvalley

Chris,

I've been in many situations where plumbing fixtures have failed under testing and that's absolutely excusable. But turning on the water main and causing extensive damage to one's property can only get the average HI involved in a legal battle.

agreed

[efigueroa]

I dealt with almost the same situation last week. I had an investor called me from California to inspect a foreclosed home that had the electric, water, and gas turned off. I had to disclaim all things that used it and informed them in the report and verbally over the phone to make sure they turn them all on and test prior to closing. I did take a look at the all units though and reported any problems, but not tested. Good luck.

[dgagneur]

There's no reason a HI can't be the guy who turns the water on and off. If you choose not to be that guy, that's a buisiness decision you've made. If you choose to take on that responsibility than fine, you also accept the added liability...all worked into your business plan of course.

We don't like to turn down inspections so we winterize and de-winterize as required...for a fee.

Again, my 2 cents worth (I think i'm up to 4 cents in this thread)

Dave

[David P. Valley]

Originally Posted by dgagneur

There's no reason a HI can't be the guy who turns the water on and off. If you choose not to be that guy, that's a buisiness decision you've made. If you choose to take on that responsibility than fine, you also accept the added liability...all worked into your business plan of course.

We don't like to turn down inspections so we winterize and dewinterize as required...for a fee.

Again, my 2 cents worth (I think i'm up to 4 cents in this thread)

Dave

As I said before....Good Luck.

I never turn down inspections. I simply do the inspection anyways (Water or No Water), and disclaim the components that are inoperable and go back (for an additional fee) to inspect again. It's not my fault the Listing broker failed to get the utilities turned "ON". When the Listing Agent becomes brainless in getting the house De-winterized, it's more money in my bank account.