CDA Home Inspectors

To Continue At the time of inspection there were no "burn marks" in the panel The stove also was tested and worked at the time of inspection Turned on and off properly There are photos of the panel in the report I sent you You will see not burn marksThis is what I found with the electrical in the home.No visible GFCI protection in kitchenWhile this is common in a home of this age, we recommend upgrading to modern GFCI outlets during the time you own the home? Outlets missing covers and/or new covers for safety.? Smoke detectors inoperable and/or missing in bedroomsInstallation recommended? GFCI trip test failed at full bathroom off hallway and is most likely connected to provide GFCI protection to master bathroomHave licensed electrician evaluate and repair / replace as necessary.Items in Red area a Priority Scorching or burn marks in the panel would not have gone unnoticedAlso IF a stove, or any other appliance is unplugged, an inspector, by the National Standards of Practice, cannot plug it in as there may be an unknown electrocution hazard somewhere inside or outside the house I have run into this before One example was a disconnected appliance shut off in the panel box because the wires for a removed hot tub, out back, were left bare on the ground In this case, however, the stove was properly operable An inspector does not verify if a certain temperature is reached however, just as a washer and dryer may operate fine without cloths and not turn with a load ADDITIONALLY, the buyer is told to do a final walk-through with their Realtor and check everything again as anything can change or fail at any time JUST AS WITH A CAR, YOUR BODY, etc Most people heed this advice and one couple saved thousands of dollars when a large limb had gone through the roof AFTER the inspection Also SEE General Notes: We highly recommended that a Homeowner?s Warranty or service contract be purchased to cover the operation of Appliances, the Electrical System, the Air Conditioning System (s), Heating System(s), and the Plumbing System; contact your Realtor(R) for details.Final Walk-Through: This report is a snapshot in time, at the time and date of the inspectionConditions in a house can change at any time, for any number of reasons (think about your vehicle suddenly breaking down!)For this reason, we strongly recommend a complete walk-through of the vacant house, hours before closing.Also keep in mind that there are different requirements in different states, and Idaho has NO requirements However, my clients have been extremely pleased with my thouroughness and honesty In fact I had a group of Realtors have me do an inspection on a investment property It turns out that they also had the most popular inspector inspect the same property Now they have me do all their investment property inspections as I have saved them lots of time and money Please feel free to check Angies List as well Jeanne C [redacted] ~ 208.215.4090Russell SS [redacted] ~ 208.660.8877Certified Master Inspectors of the Inland Northwest

Complaint: ***
I am rejecting this response because: We did have a final inspection and the realtor was the one that notice the stove was unplugged and asked why the inspector didn't review this in the final documentation and to answer her with a house Is like a car that it breaks down over time - it was only a week after her inspection that we signed for the house and noticed numerous issues that she did not put in her reportShe did a poor quality job and what it comes down to is they do not stand behind what they say and all's she did was point out the glaring obvious of wall plates missing - no smoke detectors and obvious mold that even she said that she wasn't sure if it was worse than what she could seeWe have never had a company act and say such horrible things when they have a guarantee that they obviously don't stand behindThey are covering up the fact they missed ALOT of issue's that they were more excited that we paid an extra money for the mold test and were just happy they got an up saleThey are not better than a bad used car salesman and we have since fixed everything and would like to remind people really do the homework when looking for an inspector because it can cost you even if they say they are "professionals"
Sincerely,
*** ***

Complaint: ***
I am rejecting this response because:
Aside from the Mold, there is NO mention of the electric panel having very apparent burn marks like from overloading a electric fire, and also the stove not working as it was unplugged and it would have taken two seconds for her to plug it in to see that it would not shut off causing a possible fireNever does this business mention an of these life threatening issues and as for her final response, we could afford a much greater house and had no issue with the expenses with renovating the house, the $we spent to get the inspection is a drop in the bucket for us, the purpose of these complaint is to let buyers beware when they get a "specialist: to inspect their homes, and if they were any type of professional they would have tried to clear things up professionally instead of sweeping under the carpet like they did with the inspection, I am truly surprised they are still in business
Sincerely,
*** ***

***DOCUMENT ATTACHED***Hi ***, I did respond as I was very upset. I do inspect as if inspecting for family. According to this report in I did do mold testing. According to the lab, which is 'not' my documentation the mold counts were not elevated but were positive.
Apparently they chose not to have a specialist evaluate and mitigate as recommended on page 33. Some people are far more sensitive to mold than others, which is why I make sure they know the potential consequences and recommend tesing. As an example, I can eat nuts all day but my grandson would die with one. Being as senstive as she admitted to being she should have consulted a specialist. Perhaps she did and did not like the cost. However, I cannot enforce right actions. Please find the report attached and go to pages 2, remarks on page 9, all of regarding the crawlspace, bottom of page 30, and page where mold testing WAS conducted. On a kinder note, I am certain that they bought a home they could afford, and I understand this, but I was very clear and fair with them regarding the extensive repairs, maintenance, and apparent mold as you can see throughout the report. Thank You for your time and consideration. Jeanne Jeanne C*** ~ 208.215.4090Russell SS*** ~ 208.660.8877Certified Master Inspectors of the Inland Northwest

To Continue At the time of inspection there were no "burn marks" in the panel.  The stove also was tested and worked at the time of inspection.  Turned on and off properly.  There are photos of the panel in the report I sent you.  You will see not burn marks. This is what I found with the electrical in the home.No visible GFCI protection in kitchen. While this is common in a home of this age, we recommend upgrading to modern GFCI outlets during the time you own the home. ? Outlets missing covers and/or new covers for safety.? Smoke detectors inoperable and/or missing in bedrooms. Installation recommended. ? GFCI trip test failed at full bathroom off hallway and is most likely connected to provide GFCI protection to master bathroom. Have licensed electrician evaluate and repair / replace as necessary.Items in Red area a Priority.  Scorching or burn marks in the panel would not have gone unnoticed. Also IF a stove, or any other appliance is unplugged, an inspector, by the National Standards of Practice, cannot plug it in as there may be an unknown electrocution hazard somewhere inside or outside the house.  I have run into this before.  One example was a disconnected appliance shut off in the panel box because the wires for a removed hot tub, out back, were left bare on the ground.  In this case, however, the stove was properly operable.  An inspector does not verify if a certain temperature is reached however, just as a washer and dryer may operate fine without cloths and not turn with a load.   ADDITIONALLY, the buyer is told to do a final walk-through with their Realtor and check everything again as anything can change or fail at any time JUST AS WITH A CAR, YOUR BODY, etc.   Most people heed this advice and one couple saved thousands of dollars when a large limb had gone through the roof AFTER the inspection.  Also SEE General Notes:  We highly recommended that a Homeowner?s Warranty or service contract be purchased to cover the operation of Appliances, the Electrical System, the Air Conditioning System (s), Heating System(s), and the Plumbing System; contact your Realtor(R) for details.Final Walk-Through: This report is a snapshot in time, at the time and date of the inspection. Conditions in a house can change at any time, for any number of reasons (think about your vehicle suddenly breaking down!). For this reason, we strongly recommend a complete walk-through of the vacant house, 3 hours before closing.Also keep in mind that there are different requirements in different states, and Idaho has NO requirements.  However, my clients have been extremely pleased with my thouroughness and honesty.  In fact I had a group of Realtors have me do an inspection on a investment property.  It turns out that they also had the most popular inspector inspect the same property.  Now they have me do all their investment property inspections as I have saved them lots of time and money.  Please feel free to check Angies List as well.   Jeanne C[redacted] ~ 208.215.4090Russell S. S[redacted] ~ 208.660.8877Certified Master Inspectors of the Inland Northwest

Review: On 8/14/2013, [redacted] performed a home inspection for us. [redacted] was chosen because he was a certified NACHI inspector and assured me he was very thorough. His inspection revealed failing gutters, a furnace in need of service and other minor items. We deliberated for some time as to whether we were going to purchase the home. We priced the items out from his report and decided to proceed with the purchase.We moved into the home on 11/2. Within one hour of being in the home our friend (ASHI inspector) noticed that the exposed pipes were Polybutylene. He explained to me that the pipes have a well documented problematic history of failing and leaking and the company that built them went out of business from a class action lawsuit. He said it was common industry standard to report this on an inspection report. I contacted Mr S several times in emails (11/4-11/5). He said he was not required to report this per NACHI standards and did not. I went on the NACHI official website and found a document written by [redacted], the founder of InterNACHI. (www.nachi.org/pb.htm) It says: An inspector should note the presence of polybutylene, but no actual inspection for weaknesses should be performed... In summary, PB pipes are substandard and inspectors should note their presence within residences. Clients should be made aware of the potential hazards posed by pipes made from this chemical. When I sent this to [redacted], he said: I thank you for pointing it out to me, and intend to bear it in mind during future inspections. We are certain that if we were made aware of the sub standard pipes we would not have purchased the home at the price we did, if at all. After talking to several experts in the field, the common thought is not if but when there will be a failure. We did not want to wait for the eventual failure of the plumbing and potential damage that would occur. On 12/20 a plumber replumbed the house for $2445.97.Desired Settlement: [redacted] clearly states on his website: we are your eyes to help you LEARN your new home - from foundation to roof, the home's plumbing, electrical, heating systems and more! We are seeking compensation from [redacted] to help cover the cost of replacing the plumbing. We feel he has some financial responsibility for omitting this finding from his report as it would have played a major part in our decisions to purchase the home.

Business

Response:

Please note that this is the form that was filled out by [redacted] on my

website, and these are the terms to which [redacted] agreed, including:

- "INSPECTOR agrees to perform the inspection in accordance to the current

Standards of Practice of the National Association of Certified Home

Inspectors posted at [redacted]"

Note that there is a paragraph which specifically states how [redacted] agrees

to move forward with any disputes, and in which time frame.

> [Original Message]

> From: CDA Inspectors <[email protected]>

> To: <[email protected]>; <[email protected]>;

<[email protected]>; <[email protected]>;

<[email protected]>

> Date: 8/8/2013 11:35:54 AM

> Subject: Home Inspection Agreement Authorization

>

> Submitted on 08/08/2013 - 19:35

> Submitted by anonymous user: [24.255.44.44]

>

> Submitted values are:

> Inspection Authorization and Terms, dated (Today): August 8, 2013

> between CDA Inspector(s): Russell S. Spriggs / Jeanne M. Spriggs and

(type YOUR name):

> Brett Kandolf

>

> to inspect Address: 111 Sunny Rd, St Maries, ID

> The Parties Understand and Voluntarily Agree as follows:

> 1.INSPECTOR GUARANTEES to perform an unaccompanied&nbsp;visual,

non-invasive inspection of the home/building and to provide CLIENT with an

emailed&nbsp;written inspection report (unless a verbal

&quot;Walk-Through&quot; is requested)&nbsp;identifying the defects that

INSPECTOR both observed and deemed material. The INSPECTOR may offer

comments as a courtesy, but these comments will not comprise the

bargained-for written report. The report is only supplementary to the

seller disclosure. This emailed PDF file is relayed to the client, whose

responsibility it is to read, interpret and act upon it.&nbsp; <strong>A

licensed contractor should evaluate all noted concerns and adjacent areas,

and certify that repairs have been accomplished properly and according to

code; Inspector can NOT legally certify any repairs</strong>.&nbsp; In all

cases, a licensed roofer should evaluate any roof that is over 7 years old,

and a licensed HVAC tech should evaluate the Heat Exchanger of any

combustion furnace or appliance, prior to closing.&nbsp; Inspector denies

any liability, as he has no authority to require that any party accomplish

anything mentioned or suggested in this report..2.Unless otherwise

inconsistent with this Agreement (i.e., &quot;Walk-Through&quot; Verbal

Inspections, etc.)&nbsp;or not possible, INSPECTOR agrees to perform the

inspection in accordance to the current Standards of Practice of the

National Association of Certified Home Inspectors posted at

[redacted]. Although INSPECTOR agrees to follow NACHI

Standards of Practice, CLIENT understands that these standards contain

certain limitations, exceptions and exclusions, such as sealed areas,

sprinkler systems, spas, attic areas without permanent flooring, any

crawlspace areas with less than 36 inch clearance, etc. CLIENT also

understands that NACHI is not a party to this Agreement and that NACHI has

no control over INSPECTOR or representations made by INSPECTOR and does not

supervise INSPECTOR. Unless otherwise indicated below, CLIENT understands

that INSPECTOR will NOT be testing for the presence of Radon, a colorless,

odorless, radioactive gas that may be harmful to humans. Unless otherwise

indicated below, CLIENT understands that INSPECTOR will NOT be testing for

mold. Unless otherwise indicated below, CLIENT understands that INSPECTOR

will NOT be testing for meth or other narcotics. Unless otherwise indicated

in separate writing, CLIENT understands that INSPECTOR will not test for

compliance with applicable building codes or for the presence of potential

dangers arising from asbestos, lead paint, formaldehyde, molds, soil

contamination, methamphetamines or other drugs, and other environmental

hazards or violations..3.The inspection and report are performed and

prepared for the use of CLIENT, who gives INSPECTOR permission to discuss

observations with real estate agents, owners, repairpersons, and other

interested parties. INSPECTOR accepts no responsibility for use or

misinterpretation by third parties. INSPECTORS inspection of the property

and the accompanying report are in no way intended to be a guarantee or

warranty, express or implied, regarding the future use, operability,

habitability or suitability of the home/building or its components. Any and

all warranties, express or implied, including warranties of merchantability

and fitness for a particular purpose, are expressly excluded by this

Agreement to the fullest extent allowed by law. If any structure or portion

of any structure that is to be inspected pursuant to this Agreement, is a

log home, log structure or similar log construction, CLIENT understands

that such structures have unique characteristics that make it impossible

for an inspector to inspect and evaluate them by an exterior visual

inspection. Therefore, the scope of the inspection to be performed pursuant

to this Agreement does not include decay of the interior of logs in log

walls, log foundations or roofs or similar defects that are not visible by

an exterior visual inspection..4.INSPECTOR assumes no liability for the

cost of repair or replacement of unreported defects or deficiencies either

current or arising in the future. CLIENT acknowledges that the liability of

INSPECTOR, its agents, employees, for claims or damages, costs of defense

or suit, attorney's fees and expenses and payments arising out of or

related to the INSPECTOR'S negligence or breach of any obligation under

this Agreement, including errors and omissions in the inspection or the

report, shall be limited to liquidated damages in an amount equal to the

fee paid to the INSPECTOR, and this liability shall be exclusive. CLIENT

waives any claim for consequential, exemplary, special or incidental

damages or for the loss of the use of the home/building even if the CLIENT

has been advised of the possibility of such damages. The parties

acknowledge that the liquidated damages are not intended as a penalty but

are intended (i) to reflect the fact that actual damages may be difficult

and impractical to ascertain; (ii) to allocate risk among the INSPECTOR and

CLIENT; and (iii) to enable the INSPECTOR to perform the inspection at the

stated fee..5.INSPECTOR does not perform engineering, architectural,

plumbing, or any other job function requiring an occupational license in

the jurisdiction where the inspection is taking place, unless the inspector

holds a valid occupational license, in which case he/she may inform the

CLIENT that he/she is so licensed, and is therefore qualified to go beyond

this basic home inspection, and for additional fee, perform additional

inspections beyond those within the scope of the basic home inspection. Any

agreement for such additional inspections shall be in a separate

writing..6.In the event of a claim against INSPECTOR, CLIENT agrees to

supply INSPECTOR with the following: (1) Written notification of adverse

conditions within&nbsp;5&nbsp;(five)&nbsp;days of discovery, and(2) Access

to the premises to view condition(s) prior to repair or modifications.

Failure to comply with the above conditions will release INSPECTOR and its

agents from any and all obligations or liability of any kind. CLIENT agrees

to submit, in lieu of litigation, any disputes which may arise in

connection with the Inspection of the subject property, to mediation /

arbitration under the Rules of the National Association of Certified Home

Inspectors Alternate Dispute Resolution Service(<a

href="http://inspectionarbitrationservice.com/">http://inspectionarbitration<...⇄ />
service.com/</a>) or its successor. The Client and Inspector acknowledge

that they are bound by the Terms and Conditions of the Inspection

Agreement, and that the outcome of any mediation and/or arbitration may be

based upon those very Terms and Conditions, and with substantial compliance

with the Standards of Practice of NACHI. The Client further agrees to be

responsible for all costs associated with the request for

mediation/arbitration. The Client understands that, under the Terms of this

Agreement, mediation and arbitration proceedings shall be governed and

followed as prescribed under the Rules for Mediation, and the Rules for

Arbitration, are set forth by ADRS. Proceedings shall first attempt to

reach a voluntary settlement under the Rules for Mediation. Should

mediation fail to produce a voluntary settlement, and based upon

information conveyed during the proceedings, ADRS shall then render a final

decision as to the outcome of the action sought under its Rules regarding

Arbitration. Both Parties agree to hold the Mediator / Arbitrator, NACHI,

and ADRS, harmless from the results of any sought action, or resolution

reached through the process. The parties agree that any litigation

subsequent to the ADRS process shall be filed only in the Court having

jurisdiction in the County in which the INSPECTOR has his principal place

of residence/business(Bonner County, Idaho). In the event that CLIENT fails

to prove any adverse claims against INSPECTOR in a court of law, CLIENT

agrees to pay all legal costs, expenses and fees of INSPECTOR in defending

said claims..7.HOLD HARMLESS AGREEMENT: It is understood that this contract

is between the CLIENT(S) and INSPECTOR(S), and that any REALTORS; are held

exempt..8.If any court declares any provision of this Agreement invalid or

unenforceable, the remaining provisions will remain in effect. This

Agreement represents the entire agreement between the parties. All prior

communications are merged into this Agreement, and there are no terms or

conditions other than those set forth herein. No statement or promise of

INSPECTOR or its agents shall be binding unless reduced to writing and

signed by INSPECTOR. No change or modification shall be enforceable against

any party unless such change or modification is in writing and signed by

the parties. This Agreement shall be binding upon and enforceable by the

parties and their heirs, executors, administrators, successors and

assignees. CLIENT agrees that they&nbsp;shall have absolutely no cause of

any action against INSPECTOR after 90 days from the date of the

inspection..9.The CLIENT agrees to pay all legal and time expenses incurred

in collecting due payments, including attorney's fees, if any. If CLIENT is

a corporation, LLC, or similar entity, the person signing this Agreement on

behalf of such entity does personally guaranty payment of the fee by the

entity..10.Neither this Agreement nor the Inspection Report is transferable

or assignable; no real estate agent or other third party&nbsp;may provide

this to any potential purchaser of the property. A licensed contractor

should evaluate ALL noted comments and concerns in the Inspection Report

prior to close of escrow. It is the CLIENTS responsibility to conduct a

Walk-Through re-Inspection of the inspected property immediately prior to

closing..CLIENT HAS CAREFULLY READ THE ABOVE, AGREES TO IT, AND

ACKNOWLEDGES RECEIPT OF A COPY OF THIS AGREEMENT.

>

> The Inspection Fee of: $295

> is payable PRIOR to report delivery ~ Thank You!:

> If you will not be present at the inspection, mail checks to: Russell S.

Spriggs, 300 Walnut Lane, Spirit Lake, ID 83869 or call us to pay via

credit card (PayPal).

>

> Client (YOUR) Signature-Typing your name here is a legal signature:

> Brett Kandolf

>

> Your Phone Number: 623-556-4505 (home) 602-363-5129 (cell)

> Client (YOUR) Email Address: [email protected]

> YOUR (mailing) Street Address, City, State & ZIP::

> 16211 W Cottonwood St, Surprise, AZ 85374

>

> Name & Cell # of your real estate agent:

> Amy Pushert 208-512-7997

>

> Do you want a VERBAL "Walk-Thru" (no written) Report? (Y/N):

> N

>

> Year Home Was Built: 1995

> Listed Square Feet of Home: 1512

> Briefly List Any Concerns::

> manufactured. most concerns roof, foundation, mold and plumbing. no

signs of any issues though.

>

> IP Address (Auto-Fill; Do Not Type!): 24.255.44.44

>

>

> The results of this submission may be viewed at:

> http://www.idahohomeinspectors.biz/Home-inspection-agreement.html?sid=736

>

Please read this entire email

Dear Brett,

Thank you for the opportunity to inspect your home; we take this responsibility quite seriously! Our list may include “minor” concerns that, over time, could affect the integrity of the structure. Likewise, some “major” concerns may be easily and affordably fixed. Our job is to be your “eyes” and discover, in a couple short hours, visible items that are safety and function concerns.

Please click this link: http://goo.gl/d34y1 and give feedback of your experience with us by leaving a comment at the “Answer this Question” button!

Carefully read your entire Inspection Report, attached as a PDF file. If you do not have a PDF reader you can easily download a reader for freeHERE .

Although a “Brief Summary” is posted in your report, it is no substitute for reading the report in its entirety! Call us after you have reviewed your report, so we can go over any questions you may have. Remember, when the inspection is completed and the report is delivered, we are still available to you for any questions you may have, throughout the entire closing process. As a courtesy, we will send you periodic emails that will help you maintain your home safely.

Properties being inspected do not "Pass" or "Fail” We highly recommended that a Homeowner’s Warranty or service contract be purchased to cover the operation of Appliances, the Electrical System, the Air Conditioning System(s), Heating System(s), and the Plumbing System; contact your Realtor(R) for details. Your report is based on an inspection of the visible portion of the structure; inspection may be limited by vegetation and possessions. Depending upon the age of the property, some items like GFI outlets may not be installed; this report will focus on safety and function, not current code. This report identifies specific non-code, non-cosmetic concerns that the inspectors feel may need further investigation or repair. In all cases, we strongly recommend that a licensed roofer inspect any roof over 7 years old, and an HVAC tech inspect the entire furnace system prior to closing.

For your safety and liability purposes, we recommend that licensed contractors evaluate and repair any critical concerns and defects. Note that this report is a snapshot in time.

NOTE: Inspector will return once to local inspections (83835 and adjacent Zip codes, as scheduling permits), free of charge, to inspect areas that were not accessible or properly prepared for inspection; email us an itemized list of areas to be checked, when those areas are ready, operational and accessible (we do not re-inspect or certify repaired areas; see below).

In compliance with both our insurance policy and National Standards of Practice, we do not turn utilities on or off, light pilot lights, turn shutoff valves on or off, or turn electrical circuit breakers on or off. Doing so without knowing why the conditions exist can result in flooding, property damage, personal injury, or death.

Licensed contractors should provide you with receipts of work and certify that repairs have been accomplished properly and according to code; Inspector(s) can not legally certify any repairs, nor do we inspect repairs upon completion.

We recommend that you or your representative carry out a final walk-through inspection immediately before closing to check the condition of the property, using this report as a guide.

Once again, thank you for your business, and for your trust!

Russell S. Spriggs (208.660.8877)

Jeanne Considine-Spriggs (208.215.4090)

NACHI Certified Master Inspectors of the INW

CDA Inspectors is a Local, Veteran-Owned Business

www.cdaInspectors.com ~ [email protected]

"North Idaho's Most Trusted Home Inspection Team!"

Commercial, Residential and Indoor Air Quality Inspect

My response to Mr. Ks initial email.