Shreve Home Inspection Svc

Initial Business Response /* (1000, 5, 2015/11/14) */
This inspection was done 11/10/14. Today, 11/14/15, over a year after inspection, I received 1st-time notice from Revdex.com. I was never contacted by this consumer. The day I received this notice, I contacted the realtor, who said he has never...

received a complaint from this family. The realtor recently bumped into consumer, and asked how they were getting along with the house; they did not say anything negative. One would think that if client had put thousands of dollars into improvements (blamed on a flawed inspection), that either the inspector or realtor would have been contacted.
I know the realtor, and he is an upstanding businessman and pastor. His integrity is above reproach. Thus, we are both stunned about these complaints, and offended that consumer accuses us of collaborating to intentionally deceive him about this house. The accusation is simply not true.
At the end of the inspection, the consumer and realtor came to the home and we reviewed the report. I first reviewed the inspection agreement, which outlines the scope of the inspection, and the arbitration process concerning any disputes. It also clearly defines what is to happen if there is a dispute, as well as limitations on liability. This was discussed prior to reviewing the report with the consumer and realtor, and was initialed/signed by consumer.
The contract's language includes this paragraph:
"Client understands and agrees that any claim for failure to accurately report the visibly discernible conditions at the subject property as limited herein above shall be made in writing and reported to the inspector within ten business days of discovery. Client further agrees that, with the exception of emergency conditions, client or client's agents, employees, or independent contractors will make no alterations, modifications, or repairs to the claimed discrepancy prior to a re-inspection by the inspector. Client understands and agrees that any failure to notify the inspector, as stated above, shall constitute a waiver of any and all claims for said failure to accurately report the condition in question."
The consumer says he has had the plumbing/waste line issue repaired, and said he replaced the furnace six weeks after moving in. Consumer also states he has replaced toilets and flooring in the bathroom.
This consumer did not ever contact me or the realtor. Thus, all of his claims are contractually invalid, because I was not notified to re-inspect the house to see if I had failed to note alleged issues. I will neither reimburse inspection fee to consumer, nor will I be responsible for any fees related to expenses allegedly incurred by him, as I feel that this consumer may be trying to get me to pay for his residential upgrades.
I would be happy to provide the Revdex.com with copies of the pictures and the report of this inspection.
I am a licensed Illinois home inspector, having performed thousands of home inspections since '04. I have never had a complaint filed by a customer with the Revdex.com. I have always prided myself in doing the best job for my clients, knowing that they are making a major purchase. I always inspect a home with the same attention that I would if I were inspecting it for my own family. I have never tried to mislead a customer, or misrepresent myself.
Complaint:
"They said in the paperwork there was a small leak in the sewer, but the sewer was in fact collapsed. We had to replace the sewer and the plumbing..."
Response:
Page #6 of report (Plumbing, Sect. #25. Waste Lines), I listed that this home had some cast iron and some plastic waste lines. All waste lines were supported above ground, except for sewer line that goes into the ground and exits foundation wall of the house. All waste lines were visible from inside crawlspace. In comment section, I wrote: "Leak noted in crawlspace at laundry toilet. Needs repair." This image was also on the picture pages, provided to client. There were no collapsed lines in the crawlspace.
If my client is talking about buried waste lines that exit the house (perhaps going to the city sewer system), home inspectors don't check this. It's clearly stated on the report that this is a Limited Visual Inspection. Before I enter any crawlspace, I turn on the kitchen sink, bathroom sinks, bathtub, and flush toilets so thatif there are any leaksI can detect them. I have pictures showing that the crawlspace in question was dry.
Consumer stated they replaced waste plumbing and supply lines. On my report, it was stated that some of the supply lines were galvanized and worn. I noted there were no leaks; I added: "future upgrades of old galvanized," meaning lines were not leaking the day of inspection; I can't tell when they will leak, and a future upgrade may be needed.
Complaint:
"He said the furnace was serviceable and I felt it was operating ok. It was not it was shooting a flame out the front when lit once we looked at it days after moving in the home...had to replace it 6 weeks after moving in."
Response:
Page #7 (Heating). When I inspect a gas furnace, I turn it on, and make sure it lights and provides heat to all rooms (which it did). I also take the front covers off the furnace to see that it's clean and there's no scorching of wires or apparent defects. There were none. It appeared to be a fairly new furnace; it's very unlikely that it needed replacement. As for 'shooting flame', I did not see that. Normally a heating/air contractor could easily remedy this by cleaning the burners or servicing the unit, without having to replace the furnace.
Section #36 (Heating Notes) I checked "recommend complete system evaluation." Beside that I wrote "yearly service check." I checked "suggest cleaning and servicing blower, motor, pilot, vent system, burners," meaning a typical yearly service check. The furnace was an Ultra SX80 Gas Furnace.
Complaint:
"He said none of the toilets were loose, and the main bathroom toilet was loose and once we took it up and it leaked all over the floor in both bathrooms. The toilets were replaced and because they leaked horribly we had to replace the flooring in the full and half bath."
Response:
When I inspect bathrooms, I grab the rim of the toilet to shake it and see if it's loose. These were not loose (which I would have noted). Floors appeared to be vinyl; bathrooms, very clean. I noted above that there was a leak in the waste piping below a toilet, and advised that it be repaired. I flush toilets at least three times each. There was no leaking of these toilets the day of the inspection. Consumer indicates that toilets "leaked all over the floor in both bathrooms"...after consumer 'took them up'. The only way I can imagine this is if the consumer took the toilets up without first turning off the water supply to them.
Complaint:
"The vapor barrier had to be replaced, and he had it marked the vapor barrier was ok."
Response:
Vapor barrier in crawlspace? Pictures show there is a plastic vapor barrier. I do see a small area or two that might not have been covered in plastic; consumer was provided with same pictures.
Complaint:
"There were several outlets that would not hold an appliance and the cords would just fall out the outlets. At least 4 or 5 of the outlets were loose so we ended up just replacing all of them."
Response:
Page #8 (Electrical, Section #42, Wiring Notes) I checked that the 3-prong outlets did not test properly grounded. To the side I wrote "not all appear grounded." This house was not a newer house; the main panel had fusesnot breakers. Some outlets may not have been 3-prong outlets, but 2also not grounded. I did a random sample of outlets in each room. Any loose outlets would have been noted.
Complaint:
"He said all the doors were ok, but some of the door would not shut. Some of the locks did not work."
Response:
Page #9 (Interior), nothing checked on interior doors; on picture pages, I am pointing to loose door nob. I write a note under a picture if there is a flaw, so that would have been stated. If doors would have rubbed, I would have noted it.
Complaint:
"When we replaced the flooring in the main bathroom the flooring had mold underneath."
Response:
Pictures show both bathrooms were very clean, including vinyl floor. If there was mold under flooring, it would not have been visible (limited visual inspection).
Complaint:
"Our addict door has pull down steeps in the garage. There was a crack in the front edge, and 6 feet of the roof was left unsupported. The ceiling is coming down around the addict door and the roof is sagging."
Response:
Page #5 (Roofing, Section #22, Attic). I have six pictures from inside the attic, which was a very clean and well-supported when I inspected it. I have underlined a portion of the report that notes sheathing damage, and took a pic of sagging sheathing (included in photos provided to consumer). It appeared that this could have easily been repaired from ins
Initial Consumer Rebuttal /* (1500, 8, 2015/11/16) */