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Old 10/12/18, 7:21 PM
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wogletree wogletree is offline
Certified Professional Inspector (CPI) ®
Join Date: Apr 2017
Location: Grapevine, Texas
Posts: 1,448
Default Re: Seeking help on inspection items missed

It seems like you are approaching this with an inquisitive and open mind, which is the exception for folks in your situation. Good on you for that.

Based on the information given, I would agree that the inspector should have made some mention regarding the shingles. Although a general inspection is not a code inspection, I think it is safe to say that a standard shingle roof on a 1:12 slope is not commonly accepted "best practice". Special measures (such as the one you mentioned) should be taken to protect against leaks. If the inspector could not or did not want to bother to determine if such steps were taken, he should have recommended further examination by a licensed roofer.

It's tempting for a specialist to say "the inspector should have noted" something. Whether they truly think so or not, it establishes rapport with their potential client. A more informed version of that statement might be "If condition X, Y, or Z was present at the time of the inspection, the inspector should have noted it". X, Y, or Z being something that was apparent and observable without using specialized equipment at the time of the inspection.

I doubt any inspector who has been in business for more than a few years has not gotten a phone call from someone complaining about an item that failed shortly (or even years in some instances) after the inspection. Although we try, we are often not able to predict that a particular problem is about to make an appearance.

Since Ohio does not require home inspectors to be licensed, it would be useful to know what standards (if any) the inspector adheres to; AHSI, InterNACHI, or some other trade group.

Terms like "may" and "likely" are not very strong terms. I'm not a lawyer, but I would expect you would need a professional's report stating that conditions that had to have been observable at the time of of the inspection led directly to the damage you have having to have repaired before you would be considered to have a cause of action.

You definitely have our sympathy, and I'm sure I can speak for everyone at the forum in saying that I hope you are able to resolve these issues with as little rancor and pain as possible. I applaud you for not going off half-cocked.

William Bruce Ogletree
Ogletree Inspection Services