American Home Inspections

Review: ON JAN. **,2013 [redacted] OF AMERICAN HOME INSPECTIONS ( [redacted] - CONDUCTED A HOME INSPECTION ( [redacted]) ON A TOWN HOUSE[redacted]. AT THE TIME SEEMED TO BE A THOROUGH INSPECTION BUT AFTER I FINALLY WENT TO CLOSING ON JUNE **TH 2013 I STARTED TO NOTICE MANY DEFECTS THROUGH OUT THE HOME WHICH I FEEL SHOULD HAVE BEEN PLACED IN [redacted] REPORT. SOME OF THE ISSUES BUT NOT LIMITED TO ARE AS FOLLOWS :-FURNACE GALVANIZED CHIMNEY VENT IN ATTIC DISCONNECTED-PISTONS DON'T FUNCTION ON ALL THE WINDOWS-ALL DOORS STICK/ DO NOT OPERATE PROPERLY THROUGH OUT-BATHROOM EXHAUST FAN DOESN'T WORK AND IS NOT VENTED-BATHROOM TOILET RUNS AND RESERVOIR TANK HAS 3 CRACKS WHICH SLIGHTLY LEAK-BATHROOM SINK DRAIN LEAKS-BATHROOM TOILET WAX SEAL LEAKS-DOOR BELL IN OPERABLE-THERMOSTAT MISSING COVER-REAR SCREEN DOOR PISTON BROKE NOT CONNECTED TO JAM-EXTERIOR ELECTRICAL SERVICE ENTRANCE CABLE WIRE EXPOSED-FIRE HAZARD--FURNACE WIRING CRUMBLED WHEN TOUCHED-UNSAFE-HAD TO BE RE-WIRED-BURNER DUCT DISCONNECTED AT MAIN RETURN-NO GAS SHUT OFF VALVES AT FURNACE-RANGE-DRYER-WATER MAIN SHUT OFF VALVE MISSING HANDLE AND IS IN OPERABLE-DEBRIS CLOGGING FRENCH DRAIN IN BASEMENT-BASEMENT EXTERIOR DOOR TO BILKO STEPS STICKS SEVERELY-MAJOR DEBRIS-GARBAGE UNDER BILKO STEPS-DRYER VENT CLOGGED WITH SEVERE LINT-KITCHEN CABINETS FALLING OFF WALL-FRONT MUD ROOM ROOF LEAKS-SUMP PUMP NEED REPLACING-IN OPERABLE-HAND RAIL NEED BASEMENT STEPS AND REAR DOOR EXTERIOR STEPSDesired Settlement: I FEEL I SHOULD RECEIVE A FULL REFUND OF $375.00 FOR AN INADEQUATE INSPECTION RESULTING IN MONEY SPENT ON MY BEHALF TO RECTIFY THE ISSUES

Business

Response:

The significant defects noted by the complainant were identified in the detailed inspection report sent to him.

Summary issues cited in the report included:

4.1 WALLS AND TRIM

Inspected

Wear and tear noted throughout the basement.

4.3 FLOORS

Inspected, Repair or Replace

Basement vinyl floor tiles were loose in areas from prior water.

4.4 STEPS, STAIRWAYS, BALCONIES AND RAILINGS

Inspected, Repair or Replace

Basement stairs were settled and lacked a handrail. (Picture 1) The stringer along the wall needs to be

raised and re-anchored / re-supported. The opposite stringer needs re-attachment to the treads.

4.7 WINDOWS (REPRESENTATIVE NUMBER)

Inspected, Repair or Replace

Only one window would stay open when raised. Sash springs are either worn out or not connected at the other windows.

7.0 SERVICE ENTRANCE CONDUCTORS

Inspected, Repair or Replace

Electrical service conductors are frayed at wire sheathing outside and need replacement.(Picture 1) The

service wires also pass through some aluminum flashing with no bushing to protect it from sharp edges.

Service entrance wiring should not be concealed behind flashings or siding.

7. ELECTRICAL SYSTEMS

8.0 HEATING EQUIPMENT

Inspected, Repair or Replace

Heating system was aged but still in serviceable condition. It did produce heat when tested. As a system

ages, it can become less efficient to operate and may become prone to breakdown under hard use.

Recommend that the next time that the unit is serviced, you have the service company advise when placement is recommended. (Note: A homeowner typically has more bargaining and selection options when purchasing a new system before the old one has failed.)

Access to the furnace was blocked by the water softener brine tank. (Picture 1)

8.2 AUTOMATIC SAFETY CONTROLS

Inspected, Repair or Replace

The last date of servicing for the heating system cannot be determined. It is recommended that a service technician check the system and perform any maintenance which may be required. The burner was burning rich / yellow flame.

There were numerous additional defects noted in the detailed section of the report and I will gladly supply a copy of the full inspection report if requested.

While I empathize with the complainant for the amount of work which the home obviously needed, I do not issue refunds to people who either do not read their inspection report or fail to heed its warnings.

Business

Response:

In follow-up to your response of 08/09/13:

I would remind the complainant that he accompanied me on the inspection and saw what I saw when we inspected the property on 01/17/13.

On that day, there were no signs of active roof leaks or plumbing leaks. I counted over 30 instances of deficiencies, concerns, and unsafe conditions I documented in the inspection report. My responsibility is to identify problems present on the day of inspection and if there were observable signs of active leaks, they would have been included.

The complainant did not take possession of the residence until almost 6 (six) months after the inspection had been done. A lot can happen within that time. Aging waste pipes that were not leaking can start to leak, roofs can develop leaks from severe weather, aging materials, etc. The home is over 50 years old. This was not new construction and the building materials are over 50 years into their life-cycle. Some were worn out, some are wearing out, and some are going to wear out in the future. Anyone who walks down an aisle of [redacted], etc., can get a very good idea of what wears out in a home over time.

The complainant's inspection report was very thorough, and for him to suggest otherwise is ludicrous. I think his energies would be better spent joining the rest of the home-owning world in understanding that every home needs maintenance over time, particularly homes more than 50 years old with the high number of defects and concerns that were already noted in his report. Looking to blame the home inspector for problems arising months after the inspection is unrealistic.

Consumer

Response:

I have reviewed the response made by the business in reference to complaint ID# [redacted], and have determined that my complaint has NOT been resolved because:

[Your Answer Here]

The fact that I accompanied the inspector on the 1-**-13 inspection is FALSE!

We have never met. He was recommended by my realtor [redacted]. I don't know who was with him on the inspection but it is obvious he didn't observe correctly as with the aged roof and corroded plumbing both of which would take longer than 6mo. to occur.

The hole idea of an inspector is to make a THOROUGH report of the residence and present problems or concerns to the potential buyer.

Aging homes do need maintenance, but issues of this degree should NOT have been overlooked !

In order for the Revdex.com to appropriately process your response, you MUST answer the question above.

Sincerely,