The Inspector Missed Something. What Should You Do?

It is not uncommon for Buyers to experience problems with their new homes after moving in. For instance, the 15-year old air conditioner may decide to quit working within days of moving in, or suddenly there’s a leak in the roof after a particularly hard rain. There is the understandable impulse to blame the home inspector for these unexpected failings. However, it should be remembered that the home inspection is non-invasive, and is based on the visible conditions at the time of the inspection. Home systems can fail at any time because the house continues to age, people continue to interact with it, and factors such as high winds and rain from a storm, or improper use/maintenance of a system can result in a problem. Factors totally unrelated to the inspection such as damage caused by the movers or an improper post-inspection repair may cause problems. And the removal of the Seller’s furniture or a remodeling project may also uncover issues that were not visible during the original inspection.

It is because of these post-inspection possibilities that it is so important for the Buyer to conduct a thorough walk-through of the house immediately before signing on the closing. Make sure that all systems continue to function as represented, and that the exit of the Seller from the house has not caused or revealed any conditions not noted in the home inspection report. Remember, too, that professional home inspectors will document every condition and test result to support you with claims from your home warranty (if one was purchased). And finally, it is hoped that you were diligent and thorough in selecting your home inspector. It is the veteran inspector with professional credentials and years of experience who will most likely uncover the hidden defects that pose the financial risks of your real estate transaction.