The Difference Between a Needed Repair and a Recommendation
As I was conducting a home inspection this week, I noticed cigarette butts scattered around the exterior entranceway of the property. Inside the home, the smoke detectors had been removed. When going over my report with the owner, I let him know that these important safety devices were missing. 'Do I really need to have them?' he asked me. Even if the cigarette butts outside didn't belong to him, I explained that smoke detectors are essential in keeping his family safe inside their home.
Reporting on the necessity
In Texas, starting in February 2009, I will be officially required to report on any missing appliances or devices that are needed in a home. There are many new pieces of equipment that I will need to check, and if they are absent on the property, I am now required to include them in my final report. I personally think this is a great way to educate homeowners on the newest advances in home safety and construction.
For example, most of the homes that I inspect do not have AFCI (arc fault circuit interrupter) breakers for the bedrooms. With this new standard operating procedure, I am required to include these missing devices in my report. Why would this be important? If you have a wire which is sending a spark across to a piece of metal, that metal could heat up to the point of causing a fire. If you are asleep, how will you stop the sparks from igniting? The breakers shut down the power for you, stopping a potentially deadly fire in its track.
Some people argue that the new system of reporting puts older homes at a disadvantage, especially if they haven't been built with these upgraded home safety devices. But I usually reiterate to the Realtor and my clients that my report is just a statement of condition, not a repair list. The buyers themselves have to determine what they feel is an absolute necessity for repair.
The punch list
Home inspectors are usually asked to provide a 'punch list' from the Realtor. These lists include what we consider to be the most important repairs that need to be done before the buyer moves into a house. I gear my lists to the needs or concerns of the client. If they have children, then I mention safety issues. If they are worried about something such as storm damage, then I make suggestions to lower the risk of such damage.
This rule is not always followed by all home inspectors. Most home inspectors would agree that our job is to advise and guide our clients so they can make a decision on their own. However, Realtors and buyers really like that punch list, and inspectors can use it as a means to convey what they believe is important.
Most home fires are caused by some form of human action such as kids playing with matches, or a lit cigarette butt or candle left exposed. If there is a safety feature that could prevent an injury, then I am all for it. But is it necessary for everyone to update their house, particularly when they do not see the benefit of a certain device? Fortunately, the new reporting system in Texas includes a clear statement that any findings in the report do not bind the seller or the buyer to make those repairs.
Personally, my hope is that eventually Realtors and home buyers no longer ask their inspectors for a punch list. I believe it is far better to understand why items are being reported on. The more informed you are on your inspection report, the better prepared you'll be at identifying the necessary repairs before you move into the home.
I have seen where these punch lists have prevented a sale. The buyer felt that everything absolutely had to be made perfect before they made the purchase. But in the end, it's important to remember that no home is ever perfect, not even a newly built one.
Equal Housing Opportunity