While Pre-Inspections can be an invaluable tool for home owners trying to sell their home, the value of this service is predicated upon the skill and education of the home inspector. To effectively evaluate a home, an inspector must be well versed in many areas including, construction, chimneys, mold, termites, codes, acceptable building practices, energy efficiency, building materials and moisture infiltration. Without additional training, many defects can go unnoticed.
Below we have included several case studies on homes in which we inspected for a prospective buyer. Each home was pre-inspected by a reputable local home inspection company.
What They Said: The pre-inspection company said the roof had some cracking but many years of service life remaining.
What We Discovered: We noted severe cracking and holes in the roof. We also determined that the attic ventilation was inadequate and the likely causee of the cracking. In the attic space there were several active leaks. On there interior there were water stains on the ceiling. We declared this roof to be near the end of its useful life and may be difficult to insure. The insurance carrier for the buyer and a third party roofer declared the roof uninsurable and at the end of its useful life.
Case Study #2
What They Said: The pre-inspection company did not mention any defects with the windows.
What We Discovered: On the outside of the home, we noted several areas of wood rot. The deck was installed incorrectly allowing moisture to get behind the siding. On the interior of the home, we noted multiple windows with water staining and wood rot. After the home was purchased, the buyer decided to replace windows based on our findings. During the course of window replacement, the real damage was revealed around the windows. There was significant rot to the wall framing with mold present.
Case Study #3
What They Said: The Pre-Inspection company disclosed that the home had stucco for the exterior siding material and was in good condition.
What We Discovered: We discovered that the home was in fact clad in synthetic stucco or EIFS. None of the exterior details were installed correctly and there was potential for significant water leakage and damage. The home was repaired by the home owners prior to closing and it was found that there was significant damage around the front windows and where some of the improperly installed details were.
Case Study #4
What They Said: The Pre-Inspection company disclosed that the home had "multiple" layers of roofing material and that the layers would have to be removed prior to reroofing.
What We Discovered: We discovered that the home had 3 layers of roofing material. A wood shingle roof with 2 layers of composition shingles on top. Nearly all insurance comanies we are familiar with will not insure a home with 3 layers of roofing. They also typically won't insure a home with a wood roof covered by a composition roof.