Home Inspection Report #[redacted]
Verdana;">April 20, 2015 Dr. [redacted], DDS [redacted] Lane [redacted], SC 29356 Dear Dr. [redacted] , I am in receipt of your email dated April 15, 2015 that you sent to our Office Manager, [redacted] [redacted], and I have reviewed this email and my original inspection report #[redacted] with the owners of Buyers’ Inspection Group, Inc. The results of this conversation are as follows: On pages 2 & 3 of 27 of my report, our agreed upon contract states (in part): What and How We Inspect: The inspection is visual and is not technically exhaustive. No engineering or other sciences are used. Although care will be taken in the performance of the inspection, the Client acknowledges that the report and analysis will be based upon brief, limited, observations of the visible and readily accessible areas and apparent condition of the building and its major components on the date of the inspection; that no representation is made regarding latent or concealed defects; and that failure of the building and/or its components can occur at any time. What We Don’t Inspect Outbuildings, components not normally visible or obstructed at the time of the inspection, and components not mentioned in the report are specifically excluded from the inspection and report. Good Advice The Client agrees to read the entire report and is urged to call the Inspector at any time for an explanation of any items in the report that are not clearly understood. Report Is Not A Warranty The Client agrees that all conclus ions made by the Inspector based on opinions expressed in the report do not constitute a warranty, guarantee, or policy of insurance, either implied or expressed, regarding the adequacy, performance, or condition of any structure, item, or system, and that the report is not to be used as such. The Client and the Inspector agree that the inspection and report in no way lessen the risk or likelihood of repairs or replacements being needed at any time in the future, and that the Inspector and its employees or agents assume no liability or responsibility for the cost of repairing any [redacted] Avenue, [redacted], SC 29605 ? (864) [redacted] ( 1-800-[redacted] ( Fax (864) [redacted] www.buyersinspectiongroup.com unreported defects or deficiencies, either current or arising in the future, or for any property damage, consequential damage, or bodily injury of any nature. Liquidated Damages Buyers' Inspection Group, Inc., assumes no liability and shall not be liable, beyond the cost of this report, for any mistake, omission, or error in judgment of its duly constituted representatives. This limit of liability shall include and apply to all consequential damages, bodily injury, property damage, or any other damages arising out of the inspection or this report. In the event a claim is made against Buyers' Inspection Group, Inc., for any alleged error, omission, or other act arising out of the inspection or report and said claim fails, the claimant shall be responsible for ALL attorneys’ fees, cost, and other legal expenses incurred by Buyers' Inspection Group, Inc., in defense of said claim. Arbitration I and the inspection company agree to submit disputes for resolution to the American Arbitration Association in accordance with their rules and use the "Standards of Practice" of the American Society of Home Inspectors® as the gauge. Property or equipment in the dispute will be made available for viewing and arbitration. Arbitration will occur at the property, and I will immediately phone and write Buyers' Inspection Group, Inc., of any claim. Repairs or replacements accomplished without consultation with Buyers' Inspection Group, Inc., completely relieve the Inspector and Buyers' Inspection Group, Inc., of any and all liability. There are many other provisions and important items stated in our contract on pages 2 & 3 of our report, but I have tried to list some of the more pertinent ones here based on your email. Page 8 of 27 of my home inspection report #[redacted] is copied and pasted below, in its entirety, for your reference. The FOUNDATION/BASEMENT heading has been added for clarity. FOUNDATION/BASEMENT ? Because the basement walls and ceilings are finished, there is no access to view the walls behind the finished wall for cracks, settlement, moisture penetration, etc., or to view the subfloor for damaged wood. Conditions in these areas are unknown and are specifically excluded from the inspection and report. ? Items were stored in this area, which obstructed much of the slab and/or walls. See example in photo. There could be discrepancies such as cracks, settling, moisture penetration, or termites that were not visible because of the stored items. While there are no visible signs of any of these problems, the slab should be observed when the items are removed.1 1Conditions in these areas are unknown and are specifically excluded from the inspection and report. [redacted] Avenue, [redacted], SC 29605 ? (864) [redacted] ( 1-800-[redacted] ( Fax (864) [redacted] www.buyersinspectiongroup.com SLAB (garage) Foundation: Masonry, which typically have concrete footings. The footings are not visible and were not inspected. Floor: Concrete slab on grade, which usually has some fill dirt below the slab. Repairs & Concerns ? No repairs needed or concerns observed in this section. General Information ? Minor cracking was observed. These are typical for this type of foundation and floor. Most concrete slabs can be expected to crack. ? Items were stored in this area, which obstructed much of the slab and base of the walls. There could be discrepancies such as cracks, settling, or termites that were not visible because of the stored items. While there are no visible signs of any of these problems, the slab should be observed when the items are removed.2 1Conditions in these areas are unknown and are specifically excluded from the inspection and report. 2Conditions in these areas are unknown and are specifically excluded from the inspection and report. You will note that under the FOUNDATION/BASEMENT and SLAB (garage), I have very similar comments, basically stating, that there are items stored in these areas, which obstructed much of the slab and base of the walls. There could be discrepancies such as cracks, settling, or termites that were not visible because of the stored items. While there are no visible signs of any of these problems, the slab should be observed when the items are removed. I included a photo of some of the items blocking my visual inspection of the slab in the basement, and based on my memory, there were a similar amount of items in the garage, also blocking my visual inspection of this slab. This is why I recommended that you observe these areas when the items were removed. Had you read and followed my recommendations in my report prior to your closing, this may have revealed the slab settling and you could have confronted the homeowner for corrective action. I know in South Carolina, the law requires that the homeowner(s) fill out a Residential Property Condition Disclosure Statement and on page 2 of 5, it states “AS SELLER OF THE PROPERTY IDENTIFIED HEREIN, DO YOU HAVE KNOWLEDGE OF ANY PROBLEM (MALFUNCTION OR DEFECT) OF CONDITION/CHARACTERISTIC WITH ANY OF THE FOLLOWING: 1. Foundation, slab, ……………………….attached garage, ………………….or other structural components? 2Conditions in these areas are unknown and are specifically excluded from the inspection and report. [redacted] Avenue, [redacted], SC 29605 ? (864) [redacted] ( 1-800-[redacted] ( Fax (864) [redacted] www.buyersinspectiongroup.com How did the homeowner ([redacted]) answer this question? This is where he should have disclosed the settlement in the garage. Failure to do so is most likely a violation of the law. We perform all of our inspections to the highest standards, and had you been present during my inspection, you would have witnessed this first hand. It is disheartening to read in your email that I “did not look” at the slab or “did not bother to try and look at the floor closely”. I did view this area, where visible, and dutifully reported to you the limitations of where it was not visible and the concerns I had with this limited accessibility. I genuinely hope that you have success in pursuing this matter with the previous homeowner, as I feel the responsibility to accurately disclose the condition of the property rests on his shoulders. Sincerely, [redacted] [redacted], SC Home Inspector License #[redacted] [redacted]@buyersinspectiongroup.com General Contractor License #[redacted] [redacted]@gmail.com Cellular Telephone: 864.[redacted]
[redacted] Avenue, [redacted], SC 29605 ? (864) [redacted] ( 1-800-[redacted] ( Fax (864) [redacted] www.buyersinspectiongroup.com
Home Inspection Report #[redacted]
Verdana;">April 20, 2015 Dr. [redacted], DDS [redacted] Lane [redacted], SC 29356 Dear Dr. [redacted] , I am in receipt of your email dated April 15, 2015 that you sent to our Office Manager, [redacted] [redacted], and I have reviewed this email and my original inspection report #[redacted] with the owners of Buyers’ Inspection Group, Inc. The results of this conversation are as follows: On pages 2 & 3 of 27 of my report, our agreed upon contract states (in part): What and How We Inspect: The inspection is visual and is not technically exhaustive. No engineering or other sciences are used. Although care will be taken in the performance of the inspection, the Client acknowledges that the report and analysis will be based upon brief, limited, observations of the visible and readily accessible areas and apparent condition of the building and its major components on the date of the inspection; that no representation is made regarding latent or concealed defects; and that failure of the building and/or its components can occur at any time. What We Don’t Inspect Outbuildings, components not normally visible or obstructed at the time of the inspection, and components not mentioned in the report are specifically excluded from the inspection and report. Good Advice The Client agrees to read the entire report and is urged to call the Inspector at any time for an explanation of any items in the report that are not clearly understood. Report Is Not A Warranty The Client agrees that all conclus ions made by the Inspector based on opinions expressed in the report do not constitute a warranty, guarantee, or policy of insurance, either implied or expressed, regarding the adequacy, performance, or condition of any structure, item, or system, and that the report is not to be used as such. The Client and the Inspector agree that the inspection and report in no way lessen the risk or likelihood of repairs or replacements being needed at any time in the future, and that the Inspector and its employees or agents assume no liability or responsibility for the cost of repairing any [redacted] Avenue, [redacted], SC 29605 ? (864) [redacted] ( 1-800-[redacted] ( Fax (864) [redacted] www.buyersinspectiongroup.com unreported defects or deficiencies, either current or arising in the future, or for any property damage, consequential damage, or bodily injury of any nature. Liquidated Damages Buyers' Inspection Group, Inc., assumes no liability and shall not be liable, beyond the cost of this report, for any mistake, omission, or error in judgment of its duly constituted representatives. This limit of liability shall include and apply to all consequential damages, bodily injury, property damage, or any other damages arising out of the inspection or this report. In the event a claim is made against Buyers' Inspection Group, Inc., for any alleged error, omission, or other act arising out of the inspection or report and said claim fails, the claimant shall be responsible for ALL attorneys’ fees, cost, and other legal expenses incurred by Buyers' Inspection Group, Inc., in defense of said claim. Arbitration I and the inspection company agree to submit disputes for resolution to the American Arbitration Association in accordance with their rules and use the "Standards of Practice" of the American Society of Home Inspectors® as the gauge. Property or equipment in the dispute will be made available for viewing and arbitration. Arbitration will occur at the property, and I will immediately phone and write Buyers' Inspection Group, Inc., of any claim. Repairs or replacements accomplished without consultation with Buyers' Inspection Group, Inc., completely relieve the Inspector and Buyers' Inspection Group, Inc., of any and all liability. There are many other provisions and important items stated in our contract on pages 2 & 3 of our report, but I have tried to list some of the more pertinent ones here based on your email. Page 8 of 27 of my home inspection report #[redacted] is copied and pasted below, in its entirety, for your reference. The FOUNDATION/BASEMENT heading has been added for clarity. FOUNDATION/BASEMENT ? Because the basement walls and ceilings are finished, there is no access to view the walls behind the finished wall for cracks, settlement, moisture penetration, etc., or to view the subfloor for damaged wood. Conditions in these areas are unknown and are specifically excluded from the inspection and report. ? Items were stored in this area, which obstructed much of the slab and/or walls. See example in photo. There could be discrepancies such as cracks, settling, moisture penetration, or termites that were not visible because of the stored items. While there are no visible signs of any of these problems, the slab should be observed when the items are removed.1 1Conditions in these areas are unknown and are specifically excluded from the inspection and report. [redacted] Avenue, [redacted], SC 29605 ? (864) [redacted] ( 1-800-[redacted] ( Fax (864) [redacted] www.buyersinspectiongroup.com SLAB (garage) Foundation: Masonry, which typically have concrete footings. The footings are not visible and were not inspected. Floor: Concrete slab on grade, which usually has some fill dirt below the slab. Repairs & Concerns ? No repairs needed or concerns observed in this section. General Information ? Minor cracking was observed. These are typical for this type of foundation and floor. Most concrete slabs can be expected to crack. ? Items were stored in this area, which obstructed much of the slab and base of the walls. There could be discrepancies such as cracks, settling, or termites that were not visible because of the stored items. While there are no visible signs of any of these problems, the slab should be observed when the items are removed.2 1Conditions in these areas are unknown and are specifically excluded from the inspection and report. 2Conditions in these areas are unknown and are specifically excluded from the inspection and report. You will note that under the FOUNDATION/BASEMENT and SLAB (garage), I have very similar comments, basically stating, that there are items stored in these areas, which obstructed much of the slab and base of the walls. There could be discrepancies such as cracks, settling, or termites that were not visible because of the stored items. While there are no visible signs of any of these problems, the slab should be observed when the items are removed. I included a photo of some of the items blocking my visual inspection of the slab in the basement, and based on my memory, there were a similar amount of items in the garage, also blocking my visual inspection of this slab. This is why I recommended that you observe these areas when the items were removed. Had you read and followed my recommendations in my report prior to your closing, this may have revealed the slab settling and you could have confronted the homeowner for corrective action. I know in South Carolina, the law requires that the homeowner(s) fill out a Residential Property Condition Disclosure Statement and on page 2 of 5, it states “AS SELLER OF THE PROPERTY IDENTIFIED HEREIN, DO YOU HAVE KNOWLEDGE OF ANY PROBLEM (MALFUNCTION OR DEFECT) OF CONDITION/CHARACTERISTIC WITH ANY OF THE FOLLOWING: 1. Foundation, slab, ……………………….attached garage, ………………….or other structural components? 2Conditions in these areas are unknown and are specifically excluded from the inspection and report. [redacted] Avenue, [redacted], SC 29605 ? (864) [redacted] ( 1-800-[redacted] ( Fax (864) [redacted] www.buyersinspectiongroup.com How did the homeowner ([redacted]) answer this question? This is where he should have disclosed the settlement in the garage. Failure to do so is most likely a violation of the law. We perform all of our inspections to the highest standards, and had you been present during my inspection, you would have witnessed this first hand. It is disheartening to read in your email that I “did not look” at the slab or “did not bother to try and look at the floor closely”. I did view this area, where visible, and dutifully reported to you the limitations of where it was not visible and the concerns I had with this limited accessibility. I genuinely hope that you have success in pursuing this matter with the previous homeowner, as I feel the responsibility to accurately disclose the condition of the property rests on his shoulders. Sincerely, [redacted] [redacted], SC Home Inspector License #[redacted] [redacted]@buyersinspectiongroup.com General Contractor License #[redacted] [redacted]@gmail.com Cellular Telephone: 864.[redacted]
[redacted] Avenue, [redacted], SC 29605 ? (864) [redacted] ( 1-800-[redacted] ( Fax (864) [redacted] www.buyersinspectiongroup.com