Win Home Inspection Bellevue South

Complaint: [redacted] I am rejecting this response because: Our renovation contractor could prove that the evidence was very obvious Allstate Insurance checked the photos and concluded that the stain was a long-existing stain, plus the molded wall and floor from the dishwasher leak did not just happen after we took possession of the house, hence they wouldn't cover it under the insurance policy Mike can deny all he wants I would like this case included in this home inspector's permanent Revdex.com record so that other consumers will not suffer negligent work like what he did to ours.Sincerely, [redacted]

Response to complaint # [redacted] I inspected this home on October 12th at 1:30pmOnly the agent and I were presentThe clients did not attend the inspectionIf I could require the client to attend there inspection I wouldIn some cases it would eliminate complaints like thisBut I understand people are busyI have been a home inspector for almost years and this is the first time a complaint has gone this far The clients contacted me by email the first week of December in 2015, this was six weeks plus after the initial inspection.They sent me photos of a water stain under the kitchen sink and suspected mold and a leak and ask if this was there when I inspected the homeI reviewed my report and remembered the home very wellThis home had a lot of issues (on the summary report) some of them major structure issues, electrical issues as well as possible water intrusion and plumbing leakI responded to the email that this water staining was not present at the time of the inspectionI gave them advice on how to clean up the possible moldI also recommended that they monitor the area under the sink and at the dishwasher to look for any signs of water leaks and call me if they had any more questionsI did not hear from them for several monthsI believe it was in March I received another email stating that during the process of remodeling the kitchen the source of the staining was located when their contractor removed the dishwasherThey wanted me to pay to repair the damage that was located in a hidden area behind the dishwasher as well as for replacing the floors in the kitchenI explained to them that this damage occurred in a non-visible area and there was no indication of any issues at the time that I inspected the homeI asked them to review the inspection agreement they signedIt states in the inspection agreement that a home inspection is a non-invasive inspection and that we are not responsible for hidden damageHidden damage is often found when you demo a room to remodelIt had been months since our first conversation by email and apparently they saw no change in the water staining or evidence of a leak in that time As I stated earlier in this response the staining was not visible at the time of the inspectionI cannot be held responsible for things that I cannot seeThe clients were persistent and told me that they would take this complaint to the Revdex.com and social mediaI have a very good reputation in this business and I did not want that tarnished so I offered them their inspection fee back even though I was not at fault in this matterThe clients did not take this offer, they wanted the full amount that they had requested earlier of just over $My offer still stands I will return their inspection feeThank you for the opportunity to respond to this matter.Michael K [redacted] WIN Home Inspection [redacted] State License #***

we can go back over this over and overMy statements still stand that are in past emails, nothing has changedAs I said I will return their money on the inspectionI will not pay for a portion of there remodelI can not be held responsible for evidence that is not visible to meThis issue needs to be closedSee last email belowThanksMichael K***WIN Home Inspection

Complaint: [redacted]I am rejecting this response because:
I inspected this home on October 12th at 1:30pm.
The inspection was performed on October 1, according to the report.
Only the agent and I were present. The clients did not attend the inspection. If I could require the client to attend there inspection I would. In some cases it would eliminate complaints like this. But I understand people are busy.
We live overseas much of the year and were not in the US when the home was inspected. In fact, Mike K[redacted] conducted pre-purchase inspections for two houses for us, this one in Renton and another in Burien. Our adult son accompanied both inspections as our representative. In any case, the reason one hires inspectors is for their expertise in what to look for, to anticipate potential problems, whether buyers are present or not.
I have been a home inspector for almost 20 years and this is the first time a complaint has gone this far. 
The clients contacted me by email the first week of December in 2015, this was six weeks plus after the initial inspection.They sent me photos of a water stain under the kitchen sink and suspected mold and a leak and ask if this was there when I inspected the home. I reviewed my report and remembered the home very well. This home had a lot of issues (41 on the summary report) some of them major structure issues, electrical issues as well as possible water intrusion and plumbing leak. (Most issues were remedied by the previous owners, except this one, because it was not on the report.  The possible water intrusion is poor caulking Mr. K[redacted] noted in the sunroom on the opposite side of the house from the kitchen. We find no mention in the report of a “plumbing leak.” In fact, in the section on Plumbing, point 9, “Evidence of Leaks,” the report says “No.”)
I responded to the email that this water staining was not present at the time of the inspection.
The stains were there.  We emailed Mr. K[redacted] photos of the water staining under the kitchen sink upon our moving into the house on November 30. Mr K[redacted] replied on December 1. This was 2 months after the inspection, after the mortgage closed. The stains were old and moldy, as we believe the photos confirm. Our contractor later confirmed they would have developed over time; they wondered why the inspector had not noticed them. Our home insurance refused payment for the water damage because they said the photographs of the under-sink stains and the subflooring (taken later, during the contractor’s work) showed it had accumulated long over time.
The inspection report, however, says, in the Kitchen section on page 25:
2. Under sink inspection: Satisfactory
4. Sink/faucet leak: No
The photographic evidence shows evidence of water damage that was plain to see if the inspector had looked carefully under the sink.
Mr. K[redacted] did a detailed report of the two upstairs bathroom conditions.  Similar care was not taken inspecting under the kitchen sink. The stains were a sure sign of the more substantial water damage later found by our contractor, caused by a leaking connection at the back of the dishwasher.
I gave them advice on how to clean up the possible mold. I also recommended that they monitor the area under the sink and at the dishwasher to look for any signs of water leaks and call me if they had any more questions. I did not hear from them for several months. I believe it was in March I received another email stating that during the process of remodeling the kitchen the source of the staining was located when their contractor removed the dishwasher.
After several email exchanges the first week of December, all of Mr. K[redacted]’s advice on how to clean up the wall mold under the kitchen sink did not work. We worried about the dishwasher. He assured us that the mold could not be from such a leak. (His email: “Too high to be from the dishwasher and there would be no plumbing typically in this area.”) It was not until when our contractor started his work in March that we came to realize the extent and cost of the water damage in the kitchen. It occurred not only to us, but also to our contractor, that an adequate inspection under the sink would have forewarned us of this.
They wanted me to pay to repair the damage that was located in a hidden area behind the dishwasher as well as for replacing the floors in the kitchen. I explained to them that this damage occurred in a non-visible area and there was no indication of any issues at the time that I inspected the home.
Photographs showed there were indeed indications of issues at the time of the inspection. An invasive inspection was not required to see them.
I asked them to review the inspection agreement they signed. It states in the inspection agreement that a home inspection is a non-invasive inspection and that we are not responsible for hidden damage. Hidden damage is often found when you demo a room to remodel.
We do not claim that the inspector should have reported the subfloor damage; as noted, that cannot be covered by a non-invasive inspection (although our contractor said if the inspector had only looked with a flashlight under the dishwasher – easy since the kick plate was missing – he would have seen it.)
We feel wronged because the inspector reported under the kitchen sink was “satisfactory” when it obviously wasn’t. Reporting the water stains before we finalized the purchase would at least have given us a chance to follow up to find the more extensive water damage.
It had been months since our first conversation by email and apparently they saw no change in the water staining or evidence of a leak in that time.  As I stated earlier in this response the staining was not visible at the time of the inspection. I cannot be held responsible for things that I cannot see.
The big, moldy wall stain was next to the cabinet door.  It was missed only because Mr. K[redacted] did not look carefully under the sink. He failed the standard of a good home inspection.  (Can we post a picture of this stain?)
The clients were persistent and told me that they would take this complaint to the Revdex.com and social media. I have a very good reputation in this business and I did not want that tarnished so I offered them their inspection fee back even though I was not at fault in this matter. The clients did not take this offer, they wanted the full amount that they had requested earlier of just over $3000. My offer still stands I will return their inspection fee. Thank you for the opportunity to respond to this matter.The full cost of our kitchen floor and cabinet replacement was over $9,000. The requested $3,000 is what we feel is a fair portion due to the inspection oversight.Sincerely,[redacted]

Complaint: [redacted]I am rejecting this response because:  Our renovation contractor could prove that the evidence was very obvious.  Allstate Insurance checked the photos and concluded that the stain was a long-existing stain, plus the molded wall and floor from the dishwasher leak did not just happen after we took possession of the house, hence they wouldn't cover it under the insurance policy.  Mike can deny all he wants.  I would like this case included in this home inspector's permanent Revdex.com record so that other consumers will not suffer negligent work like what he did to ours.Sincerely,[redacted]

Response to complaint #[redacted]
 
I inspected this home on October 12th at 1:30pm. Only the agent and I were present. The clients did not attend the inspection. If I could require the client to attend there inspection I would. In some cases it would eliminate complaints like this. But I...

understand people are busy. I have been a home inspector for almost 20 years and this is the first time a complaint has gone this far. 
The clients contacted me by email the first week of December in 2015, this was six weeks plus after the initial inspection.They sent me photos of a water stain under the kitchen sink and suspected mold and a leak and ask if this was there when I inspected the home. I reviewed my report and remembered the home very well. This home had a lot of issues (41 on the summary report) some of them major structure issues, electrical issues as well as possible water intrusion and plumbing leak. I responded to the email that this water staining was not present at the time of the inspection. I gave them advice on how to clean up the possible mold. I also recommended that they monitor the area under the sink and at the dishwasher to look for any signs of water leaks and call me if they had any more questions. I did not hear from them for several months. I believe it was in March I received another email stating that during the process of remodeling the kitchen the source of the staining was located when their contractor removed the dishwasher. They wanted me to pay to repair the damage that was located in a hidden area behind the dishwasher as well as for replacing the floors in the kitchen. I explained to them that this damage occurred in a non-visible area and there was no indication of any issues at the time that I inspected the home. I asked them to review the inspection agreement they signed. It states in the inspection agreement that a home inspection is a non-invasive inspection and that we are not responsible for hidden damage. Hidden damage is often found when you demo a room to remodel. It had been months since our first conversation by email and apparently they saw no change in the water staining or evidence of a leak in that time.  As I stated earlier in this response the staining was not visible at the time of the inspection. I cannot be held responsible for things that I cannot see. The clients were persistent and told me that they would take this complaint to the Revdex.com and social media. I have a very good reputation in this business and I did not want that tarnished so I offered them their inspection fee back even though I was not at fault in this matter. The clients did not take this offer, they wanted the full amount that they had requested earlier of just over $3000. My offer still stands I will return their inspection fee. Thank you for the opportunity to respond to this matter.Michael K[redacted]
WIN Home Inspection
[redacted]
State License #[redacted]

we can go back over this over and over. My statements still stand that are in past emails, nothing has changed. As I said I will return their money on the inspection. I will not pay for a portion of there remodel. I can not be held responsible for evidence that is not visible to me. This issue needs to be closed. See last email below. ThanksMichael K[redacted]WIN Home Inspection