Careful Home Inspections

Complaint: [redacted] I am rejecting this response because: Careful Home Inspections provided us with a Clean Report, most of the items identified were considered maintenance type issues, the nature of which are not uncommon in a year homeThese types of issues are not of concern for me, and items that are covered up or not in view would not be expected to be identified in a professional home inspectionMy main complaint is that evidence of a problem (electronic pest device) was located 24" from the pull down stairs behind the service outlet, 8" away is the first evidence of wiring damage, both of which in plain viewThis outlet is adjacent to air handler, sitting in that spot with a flash light 3-other areas of damage were visibleI have attached two photos showing proximity of device and first signs of damageFrom there one can follow wiring and continue to find more severe damages I consider this omission a "visually observable major deficiency" due to the fact that a potential fire risk being present, which I consider Life and Safety relatedThese are the type of issues I would expect to be made aware of from a home inspection, I was unable to address this issue in the negotiation process where I could have sought costs to investigate and repair deficiencies TREC Inspection Conditions: Provided on Contract provided by Careful Home inspections page 2) The purpose of this inspection is to identify and disclose visually observable major deficiencies of the inspected systems and items at the time of the inspection only Detached buildings are not included unless noted I felt requesting refund of the inspection fee was a reasonable request since, the cost to investigate and repair damages have been more than double to dateI have personally spent hours of my time in attic, exposing and tracing down the wiring in order to identify potential damageTwo electricians have identified and repaired damages since I do not discount in any way the information provided Careful Home inspections, and feel this must be an exception to their typical inspection processAnd with the cost and time spent to date has far exceeded the cost on the inspection, I feel a full refund in warrantedWith this information I would like [redacted] to reconsider his offer Regards, [redacted] ***

Careful Home Inspections
TREC License # *** * HUD U *** * TREC # ***
1*** *** *** ***
*** *** ***
***'s voice: *** *** * ***s voice: *** ***
July 21,
To: Revdex.com Corporate Office
Attn: *** ***
*** ** *** ***
*** ** ***
Re: Complaint ID ***
Message: We are in receipt of the refusal of our settlement offer of $in the above-referenced matterAfter further consideration, as requested by the complainant, we will reluctantly up our offer to one half the inspection fee or $We think this is a fair and balanced compromise and look forward to resolution of this matter
Again, we regret the complainant's disappointment with his home-buying process and with our role in not reporting what he thinks we should have reported
Thank you
*** ***
Advanced Professional Inspector
Careful Home Inspections
"Our name says it all!"
Austin Board of Realtors
National Association of Certified Home
Inspectors
Texas Real Estate Commission (# ***)
HUD Inspector U ***
Promulgated by the Texas Real Estate Commission (TREC) *** *** *** *** ** *** *** ** *** *** *** *** ***

Revdex.com:
I have reviewed the response made by the business in reference to complaint ID [redacted], and find that this resolution is satisfactory to me.
Regards,
[redacted]

Message: We are in receipt of the above referenced complaint and we regret the circumstances that have led to it. Though we always strive to find every possible deficiency on an inspection, the inspections are not intended to be exhaustive or perfect. They are intended to eliminate some of the risk...

but cannot eliminate all of it.
As a 25-year construction professional himself, the complainant knew these risks — especially with a 23-year old property built by a production builder and not well-maintained through most of its life. Sixty per cent of the inspected categories were checked 'deficient' on the report and dozens of deficiencies were reported to the complainant. He chose to take the risk with this home and was well-informed as a result of our inspection.
Though we missed these wires (allegedly), the rest of the inspection and the inspection report are not invalidated by that oversight. Refunding the entire fee would say that the rest of the work has no worth. That, of course, is not true. Refunding more than 20% of the fee ($100) seems to be in keeping with these circumstances and we stand by this offer.
Please let me know if there are any questions. Ill be glad to answer them.
[redacted]
Advanced Professional Inspector
Careful Home Inspections
"Our name says it all!"
Austin Board of Realtors
National Association of Certified Home
Inspectors
Texas Real Estate Commission (# [redacted])
HUD Inspector U [redacted]

Complaint: [redacted]
I am rejecting this response because:
Careful Home Inspections provided us with a Clean Report, most of the items identified were considered maintenance type issues, the nature of which are not uncommon in a 23 year home. These types of issues are not of concern for me, and items that are covered up or not in view would not be expected to be identified in a professional home inspection. My main complaint is that evidence of a problem (electronic pest device) was located 24" from the pull down stairs behind the service outlet,  8" away is the first evidence of wiring damage, both of which in plain view. This outlet is adjacent to air handler, sitting in that spot with a flash light 3-4 other areas of damage were visible. I have attached two photos showing proximity of device and first signs of damage. From there one can follow wiring and continue to find more severe damages.
 I consider this omission a "visually observable major deficiency" due to the fact that a potential fire risk being present, which I consider Life and Safety related. These are the type of issues I would expect to be made aware of from a home inspection,  I was unable to address this issue in the negotiation process where I could have sought costs to investigate and repair deficiencies.
TREC Inspection Conditions: Provided on Contract provided by Careful Home inspections page 16
2)      
The purpose of this inspection is to identify and
disclose visually observable major deficiencies of the inspected systems and
items at the time of the inspection only. 
Detached buildings are not included unless noted.
 
 
I felt requesting refund of the inspection fee was a reasonable request since, the cost to investigate and repair damages have been more than double to date. I have personally spent 17 hours of my time in attic, exposing and tracing down the wiring in order to identify potential damage. Two electricians have identified and repaired damages since.
 I do not discount in any way the information provided Careful Home inspections, and feel this must be an exception to their typical inspection process. And with the cost and time spent to date has far exceeded the cost on the inspection, I feel a full refund in warranted. With this information I would like [redacted] to reconsider his offer.
Regards,
[redacted]