HouseMasters LLC

A letter from the Revdex.com was received on behalf of the above listed customer on 1/31/17. I spoke with the local franchise owner on this matter on 1/31/17 as well. He (Nick H[redacted]) has never been contacted by [redacted] with regards to any complaint. Has not spoken with her since the...

inspection on 7/20/2016.There are 3 alleged omissions that I will gladly refute on Mr. H[redacted]’s behalf. Please see the attached inspection report and review the HouseMaster rating system that is defined on page 2 of the report. In particular, the definition of FAIR.  Please note that all the alleged omissions are rated FAIR. FAIR - Element was functional at time of inspection but has a probability of requiring repair, replacement or other remedial work at any time due to its age, condition, lack of maintenance or other factors. Have element regularly evaluated and anticipate the need to take action. Furnace: [redacted] contends there is an issue with the furnace by stating; “the furnace was cobbled together and there was not shut off on the furnace.”The Inspection report notes that the estimated age of the unit is 20-25 years (house is 23 years old) with an average life expectance of 15-20 years. The unit, in question, is BEYOND its normal service life but was functioning at the time of the inspection. The unit was rated FAIR with the following comment (Page 25).  Emphasis added. HEATING UNITThe unit was functional at time of inspection, however the unit is nearing the end of its typical design life. Areas of rusting and deterioration were observed at the burner and heat exchanger area. Future repairs may be necessary to ensure proper operation. Recommend performing regular maintenance, monitor the system, and repair as needed.Furnace maintenance will extend the life of the heating system. Recommend full service of HVAC system by a qualified technician to clean and maintain the system and insure increased life span on a regular basis. Disposal: [redacted] contends there is an issue with the disposal by stating; “the garbage disposal was said that is was not leaking and the garbage disposal was cracked.”The Inspection report notes that the estimated age of the unit is 15+ years The unit, in question, is BEYOND its normal service life but was functioning at the time of the inspection. The unit was rated FAIR with the following comment (Page 13).  Emphasis added. DISPOSAL(S)The disposal is past the designed life of the unit. It was functioning at the time of inspection, however, anticipate increased repair or replacement as the unit ages.There are signs of corrosion at the disposal; however, there was no water or leaking at the time of inspection. Recommend monitor over time and repair as required. The inspection took place approximately 4 months prior to occupancy. There is no way to predict when an old appliance will ultimately leak.Second bathroom: [redacted] contends there is an issue with the tub in the 2nd bathroom tub stating; “other things they did not catch was the tub in the 2nd bathroom was cracked and leaking.The inspection report notes the tub is in FAIR condition with the following statement (page 11). BATHTUBLow water pressure noted at the bathtub water supply. Low pressure can be caused by clogged lines, inadequate well operation, or other factors. Recommend that water supply components be repaired using a qualified person to ensure adequate operation. Low water pressure can limit the amount of water to fill up a tub basin. The inspector did recommend repairs and also included an image of adjacent wall staining on page 12.Electric Devices: there was a ground wire stuck in an outlet in the one bedroom and they said nothing about nor did they take pictures of it.Please refer to the Electric System section of the report on page 21. Note the comment in the header which adheres to common standards of practices. The inspection of the electric system is limited to readily visible and accessible elements as listed herein.  Wiring and other components concealed from view for any reason cannot be inspected. The identification of inherent material defects or latent conditions is not possible.  The description of wiring and other components and the operational testing of electric devices and fixtures are based on a limited/random check of representative components.  Accordingly, it is not possible to identify every possible wiring material/type or all conditions and concerns that may be present. Inspection of Ground-Fault Circuit-Interrupters (GFCIs) is limited to the built-in test functions.  No assessment can be made of electric loads, system requirements or adequacy, circuit distribution, or accuracy of circuit labeling. Auxiliary items and electric elements (or the need for same) such as surge protectors, lighting protection systems, generators, security/safety systems, home entertainment and communication systems, structured wiring systems, low-voltage wiring, and site lighting are not included in a standard home inspection.  Additional information related to electric elements may be found under many other headings in this report. The devices were rated FAIR even though not all could be checked. The report includes the following comment: REPRESENTATIVE DEVICES/FIXTURES(1) No GFCIs observed at the garage or kitchen. The GFCI outlet receptacle in the master bath was not operational at the time of inspection. GFCIs were not required when this home was built. If upgrades or improvements are made then it is recommended that they be installed in all high hazard areas (e.g., kitchens, bathrooms, garages and exteriors). Have a qualified electrician assess the need and appropriate locations for GFCIs.(2) Light fixtures, ceiling fans, etc., are generally randomly checked to assess basic wiring conditions. Any inoperative unit may be due to a defective fixture or bulb, connection to undetected switch or other factors. Loose fixtures should be corrected to prevent loosen of the connected wiring.(3) Receptacle covers are recommended in all areas of the home. Recommend all missing covers be replaced to prevent potential hazards in the home. Taken in consideration of all of the facts stated above, I am of the opinion that the franchisee and inspector in this situation are not at fault and did not miss the specified defects outlined in the complaint letter. Respectfully,   Joe T[redacted]Director of Technical Services[redacted]