American Property Examiners, Inc.

September 26, 2016Our response to the complaint is as follows: We were not informed, nor were we requested to go see any problems that the buyer has encountered. The inspection was performed 1 year and 9 month ago. Our inspections are limited to visual observation of apparent conditions existing at...

the time of inspection (specific to that day). The age of an item, when stated in the report, is an approximate, due to visible conditions. The age of the item is not guaranteed. The inspection report is not intended to be a guarantee or warranty. As per this statement we decline any liability for this complaint.Sincerely,Duane WPresident

[To assist us in bringing this matter to a close, you must give us a reason why you are rejecting the response. If no reason is received your complaint will be closed as Answered]
 Complaint: [redacted]
I am rejecting this response because:1. Nowhere in the paperwork do I see that this company is part of any association which is required in Pennsylvania for all licensed inspectors, having guidelines on how inspections should be performed.  If they are part of such association I would like the name and affiliation so I may look up their guidelines as to how they require inspections to be done.2. I would like a signed copy of the inspection and pre-inspection agreement as the copies that have been provided have been unsigned and undated.3. I am attaching a copy of the inspection report that was recently performed, showing evidence the breaker box is not being made anymore because of fire hazards and breakers not tripping correctly and parts are not made for these types of boxes anymore.  He at no time removed the panel  to examine it and to realize some of the circuit breakers were not connected and the screws that connected the panel were a safety hazard.  See Section 7.6 of the inspection report.4. At no time did he get up and walk on any portion of the roof.  On the day of the inspection there was no reason a physical inspection of the roof could not have been done.  There was no snow on the ground and it was not raining.  He states that he performed the inspection from the ground.  There were three windows in the house where the lower roofs were visible and he could have viewed the roof at a closer range.  According to the most recent inspection report the ridge vent was lifted and rusted and was leaking.  Not something that would have happened in 18 months.  Had he inspected the roof properly he would have realized the wood was rotten and soft.  See Roof System Section 10.1 through 10.22.  The current inspector stated the roof was at least 20 years old and definitely at the end of life.   Mr. W[redacted] stated there was 6-14 possible years left on the roof.  5. At no time did the inspector either get into the crawl space or physically examine the crawl space, except by noting there was insulation.  As you can see from the current report, had Mr. W[redacted] done any kind of examination he would have seen water spots, rotten wood and possible leaking from the ridge vent.  See Roof System Section 10.1 through 10.22.6. As for any statute of limitations of one year the court has overruled this in many occasions and there is precedent supporting their findings.  7. No photographs were provided by American Property Examiners, Inc. in support of his findings.It is for the above reasons that I am rejecting the response made by American Property Examiners.  As previously stated, depending on the outcome I will not hesitate to take this to small claims court and I will request the full amount of $5,000, plus filing fees and attorneys' fees.   I am again requesting $3,810 for full settlement of this matter.  
Regards,
[redacted]