3D Inspection & Consulting, LLC

When I conducted the inspection(July 12, 2017, 1:00 pm) it was 90 plus degrees outside.  We as inspectors are not required by the state of South Carolina to get on roofs, however, for 22 years I have tried to get on, access every roof I safely can.  With this particular home, I could...

not safely get on this roof due to roof height, pitch and due to excessive outdoor temperature(meaning the roof was even hotter-when shingles are extremely hot they can be damaged by walking on unless you have proper equipment).  I have to (by the South Carolina Standards of Practice for Home Inspectors) identify in my inspection report how I inspected the roof and why.  It clearly states in the inspection report "Roof not walked on due to pitch and height and high outdoor heat" and "Roof inspected from attic, grade and from ground with binoculars".  It also states in the inspection report "No evidence of active roof leaks observed at time of inspection".  The inspection is of the conditions of the home that day only and cannot predict what may or may not occur in the future.  As the client stated in his complaint, the leaks happened during Hurricane Irma storm(not typical weather conditions).  As far as the cooling system - I operated the cooling function of the electric heat pump system in this home during my inspection.  We as inspectors are required to operate the system using the thermostat control and obtain differential temperatures between the return and supply air during operation.  During the operation the system achieved adequate temperature differentials between the return and supply air as well as satisfied the thermostat setting during inspection.  We as inspectors can not use gauges on the units to determine pressures or the presence or lack of Freon in a system.  We as inspectors are not qualified to do that, only certified, licensed HVAC technicians can do so.  In my inspection report it clearly states  "Recommend sealing with sheet metal or mastic all exposed, combustible material in return filter box in 1st level hallway, consult HVAC technician. This condition is typical for construction period. Inspector only observed one return(1st level) in home. Since the heat pump system supplies all three levels, there should be a return located in 2nd and basement levels of home in my opinion, recommend consulting HVAC technician. Floor boots are not insulated which can promote water build up within the ducts, recommend insulating, consult HVAC technician.  It also clearly states "Inspector observed what appears to be a dehumidification system on the unit in basement that serves home. This system was not operated/inspected. Consult/confirm with seller or HVAC technician about operation and past performance. Due to age and condition of heat pump system for home, I recommend service and further evaluation by HVAC technician to determine remaining life expectancy.  The outdoor unit as well as the air handler unit located in the basement were only 8+/- years old according to their data plates.  They are Lennox heat pump units and based on their age, they should have been under manufacturer warranty.  Again, this iinspection is of conditions present on the day of the inspection.  There is no way for me as an inspector to know if, when a system is low or leaking Freon.  As far as the fireplace/chimney condition - It clearly states in the inspection report "Typical residue build up inside of flue due to normal use. Recommend chimney sweep evaluate and clean flue before each heating season", "Recommend consider having fireplace and chimney cleaned prior to using", "Report limited to an interior visual inspection of the fire box, flue, and exterior chimney. For long term safe operation, recommend you have serviced by a chimney professional to include but not limited to the items outlined above"  Nowhere in my inspection report does it say that the fireplace draws properly when a fire is built in fireplace.  We do not build fires in or check draws of fireplaces, how could we?  The complaint about the fireplace is new and was not part of our initial conversation when I returned the clients initial phone call to the office about the leaking roof and inoperable a/c unit.  I explained to the client over the phone, just like I have today in this response about the inspection process.  I expressed to the client that it is unfortunate about these issuses, but that I do not know how I could have done anything different than I do every day and have done for 22 years in business as an inspector.  I did decline to refund the clients inspection fee ($500.00) because I didn't feel I had done anything wrong, negligible or unprofessional.  I provided the client a very detailed and thorough inspection report based on the conditions of the home one the day of the inspection.  I explained all this to the client over the phone, he was not satisfied and stated he was going to speak with an attorney.  I expressed to the client that was fine and that if the attorney needed to speak with me I was more than willing to do so over the phone or in person.  I have not heard anymore about this situation until receiving the email from Revdex.com today.  Thank you for the opportunity to respond.  B[redacted], 3D Inspection & Consulting, LLC