Home Inspectors And Realtors In Cahoots? - HVAC - DIY Chatroom Home Improvement Forum


Go Back   DIY Chatroom Home Improvement Forum > Home Improvement > HVAC

CLICK HERE AND JOIN OUR COMMUNITY TODAY...IT'S FREE!

Reply
 
Thread Tools Display Modes
Old 08-31-2011, 10:08 PM   #1
I'm Your Huckleberry
 
Join Date: Mar 2011
Posts: 5,884
Rewards Points: 2,220
Default

Home Inspectors and Realtors in Cahoots?


Went to a home today for an a/c check up. New home owner, young woman new to the US from Germany. Bought this home for 101k. I asked her if the home was inspected before she purchased it and she said it was. I then asked if the inspector knew the realtor and she said yes, they were friends. I asked if a City of Houston Chief (or otherwise) Hvac Mechanical Inspector was involved and she said no.

Long story short, old flex ducts ripped open in the attic and laying on the attic floor, air leaks at return and supply plenums, return chase not sealed from inside so pulling air from walls and attic, no electrical disconnect at condenser as well as a slew of electrical wiring problems at service panel up to and including actual bare live wire, air handler laying on rotten wood and broken bricks and unsteady, no secondary drain line run and other various easily failable hvac offenses that should not have passed inspection. Plus the condeser was sunk down into the ground whereas all condensers must be raised above ground by 4" minimum and the suction line was not insulated at all outside.

The last job of the day and my battery was dead on the phone so no pics, sorry.

I told her the inspector must have made some money on the sale if he passed it as there was no way this system would pass by way of The City of Houston and again, especially if the realtor and the inspector were buddy buddy and to call the City of Houston Mechanical Inspectors Office and have at the very least the hvac system inspected if not the electrical system as well and then use that definite failure to her advantage.

So, realtors and independent inspectors scandalous? I think so.

Advertisement

Doc Holliday is offline   Reply With Quote
Old 09-01-2011, 08:50 AM   #2
Member
 
Join Date: Mar 2011
Location: As always..beside myself.
Posts: 4,226
Rewards Points: 2,000
Default

Home Inspectors and Realtors in Cahoots?


I'm not necessarily defending these individuals, but only the two of them know for sure whether they were in cahoots or not. Could be a case of an incompetent home inpsector. There are plenty of them around. The certification training for them is basic (up here anyway) Without proper training, he would'nt know anymore then the Realtor, the Buyer or Joe Blow. (For that matter there is also plenty of unlicensed air con guys who mess things up)

When my husband and I split and I purchased a home of my own, in retrospect (before I found this extremely useful site) my own home inspector should have found a ton of stuff that he failed to point out. Did I mention that I'm a realtor. I won't be referring him in the future.

It also works the othe way..I've had home inspectors kill a sale for a Buyer over things they were absolutley wrong and unqualified to comment about. So for that matter I won't be referring ANY home inspector. I always tell my clients to hire a good contractor or two.

To me it just doesn't make sense for that Realtor to put her license and reputation and entire career on the line for a measly 100k sale. She would make more $ working for a short time over at the Walmart as a greeter, but who knows the motivation of some people.

There..thats my 2cents

Advertisement

creeper is offline   Reply With Quote
Old 09-01-2011, 01:44 PM   #3
Retired from the grind
 
gregzoll's Avatar
 
Join Date: Dec 2006
Location: Midwest - Central Illinois
Posts: 14,400
Rewards Points: 2,462
Default

Home Inspectors and Realtors in Cahoots?


You just realized that. It is the same when realtors or HI's suggest an Electrician to fix problems that the realtor suggest HI finds. If that does not surprise you, this will http://www.sacbee.com/2011/08/18/384...#ixzz1VULJwe53

Last edited by gregzoll; 09-01-2011 at 01:46 PM.
gregzoll is online now   Reply With Quote
Old 09-01-2011, 06:16 PM   #4
Member
 
Join Date: Mar 2011
Location: As always..beside myself.
Posts: 4,226
Rewards Points: 2,000
Default

Home Inspectors and Realtors in Cahoots?


What an idiot! This Buyer/Realtor from Aburn that is, and not the Buyer from Doc's situation. I don't feel sorry for her at all. She holds a license and so therefore should know in a rural property you always make the offer conditionally upon (among other things)

A survey
a representation and warranty that holds the Seller responsible for : septic systems that have been installed with permits and within enviromental guidelines :potable water and a well with adequate flow rate
any out buildings or secondary dwellings that have permits and occupancy inspections by the municipal building and fire inspectors.

Up here a judge would say she held a license and knew enough or ought to have know enough to do her own due diligence. She'd also be on the hook big time for a client who she let buy all that
creeper is offline   Reply With Quote
Old 09-01-2011, 07:08 PM   #5
Member
 
Join Date: Jul 2011
Location: South Texas
Posts: 162
Rewards Points: 150
Default

Home Inspectors and Realtors in Cahoots?


Yeah Doc, the inspectors in Texas are on the realtors payroll. TREC says that the realtor is suppose to hand the buyer a list of inspectors for the buyer to chose from. It rarely happens. My now deceased brother in law was doing between 13-15,000 dollars a month in inspections. Most often when he showed up he was so drunk he couldn't stand up. Always claimed it was sinus pills making him dizzy. The dimwit couldn't build a doghouse and was 100% clueless about anything except drinking. He never had a claim filed on him in Austin either except for his WDI license. They caught him spraying a house for termites that he inspected only it didn't have termites and he was using water- no chemical. I'd really like to say he was the exception but his brother, cousins, and 2 uncles are still doing inspections and brother in law was the sharpest of the bunch. It's a 100% waste of money around here. Have you ever seen the test for an inspectors license? It's a typical State wreck. It's proctored by Sylvan and they take all of the books about construction and generate questions. The test also has 1/4 of the content on TREC, the officers, who's who, pure BS. Give you an idea, they'll ask questions like how long is the cord on a dishwasher? While that may sound like a reasonable question, as an inspector in Texas, you are not allowed to pull the dishwasher to even see it. You must have a plumbers license to do that. So as long as they get friends of the politicians to head up these stupid departments, the folks using these inspectors will most likely not have a clue about the house they paid to have inspected. Thankfully, they got rid of the TRCC as it was 100% worthless and a waste of tax dollars.
In the FWIW column, since you're in Houston apparently, I had the CEO of Ryland ask me to come to Houston to inspect the quality of their houses being built there. It took me a week to make all of the subdivisions. He flew in and we went over a few houses that were way below acceptable to me. He had 3 of the houses torn down to the dirt. I've never seen such shoddy work as they do in Houston. I've worked along the border with Mexico and they build a far better house than what I saw in Houston. If yer in the construction business and do good work, I'll bet yer quite busy.

Last edited by TrapperL; 09-01-2011 at 07:12 PM.
TrapperL is offline   Reply With Quote
Old 09-01-2011, 09:35 PM   #6
Member
 
concretemasonry's Avatar
 
Join Date: Oct 2006
Location: Minneapolis/St. Paul, Minnesota - Latitude 45.057 Longitude -93.074
Posts: 3,824
Rewards Points: 2,136
Default

Home Inspectors and Realtors in Cahoots?


There is a wide range of home inspectors (not building inspectors). A home inspector is used to provide a visual inspection of the property without moving things around, tearing things up or operating some systems and testing some safety devises that could be damaged because he is just a guest in the home of the seller (usually), but working for the buyer. Obviously, the liability is limited because of the cost. - Can you imagine shutting off a circuit for safe testing and then not having it energized totally later due to the computer or respirator system that is supplying power to.

Generally, the good and tough inspectors to pre-sale inspections and have plenty of experience, are more expensive and usually hired by the seller before listing to look for everything that could possibly come up at closing to put the seller into an negotiating position. They work for the seller that has exclusive rights to the information in the inspection report. The goal is to maximize the price and make the process work as fast as possible, so the higher inspection cost is worth it.

Most inspectors are used for pre-purchase inspections and rely on referrals from realtors that want to avoid any problems to blow a sale. They work for the buyer. The buyers are very cost conscious, so you get what you pay for. If additional work is required, the inspector must offer a list of contractor firms to do the type of work, they cannot work with the contractor firms. It is in the realtors to not have too many problems that slow up the sales or increase the price.

To find a good home inspector, make sure he is a member of a good association (ASHI is the leader) that offers certifications based on number of inspections and passing a tough test. Some associations just want to sell memberships and even allow contractors to inspect buildings and let them do improvements also. An increasing amount of states have adopted state certifications that require tough tests, generally based on the ASHI tests with requirements on referrals.

A home inspector is a generalist and is far cheaper than hiring a number of specialists (HVAC, electrical, plumbing, structural, roofing, etc.) each that may be selling a project or service if they can find a way. The home inspector is not necessarily a buidling code inspector but looks at evaluation of the structure, equipment and systems, safety problems and potential future expenditures based on condition and life cycle.

Dick
concretemasonry is offline   Reply With Quote
Old 09-01-2011, 10:49 PM   #7
I'm Your Huckleberry
 
Join Date: Mar 2011
Posts: 5,884
Rewards Points: 2,220
Default

Home Inspectors and Realtors in Cahoots?


Quote:
Originally Posted by TrapperL View Post
Yeah Doc, the inspectors in Texas are on the realtors payroll. TREC says that the realtor is suppose to hand the buyer a list of inspectors for the buyer to chose from. It rarely happens. My now deceased brother in law was doing between 13-15,000 dollars a month in inspections. Most often when he showed up he was so drunk he couldn't stand up. Always claimed it was sinus pills making him dizzy. The dimwit couldn't build a doghouse and was 100% clueless about anything except drinking. He never had a claim filed on him in Austin either except for his WDI license. They caught him spraying a house for termites that he inspected only it didn't have termites and he was using water- no chemical. I'd really like to say he was the exception but his brother, cousins, and 2 uncles are still doing inspections and brother in law was the sharpest of the bunch. It's a 100% waste of money around here. Have you ever seen the test for an inspectors license? It's a typical State wreck. It's proctored by Sylvan and they take all of the books about construction and generate questions. The test also has 1/4 of the content on TREC, the officers, who's who, pure BS. Give you an idea, they'll ask questions like how long is the cord on a dishwasher? While that may sound like a reasonable question, as an inspector in Texas, you are not allowed to pull the dishwasher to even see it. You must have a plumbers license to do that. So as long as they get friends of the politicians to head up these stupid departments, the folks using these inspectors will most likely not have a clue about the house they paid to have inspected. Thankfully, they got rid of the TRCC as it was 100% worthless and a waste of tax dollars.
In the FWIW column, since you're in Houston apparently, I had the CEO of Ryland ask me to come to Houston to inspect the quality of their houses being built there. It took me a week to make all of the subdivisions. He flew in and we went over a few houses that were way below acceptable to me. He had 3 of the houses torn down to the dirt. I've never seen such shoddy work as they do in Houston. I've worked along the border with Mexico and they build a far better house than what I saw in Houston. If yer in the construction business and do good work, I'll bet yer quite busy.
Good reply, thanks for the insight. Ill get to my PC for a proper response in a bit.
Thanks all for the replies.
Doc Holliday is offline   Reply With Quote
Old 09-01-2011, 11:30 PM   #8
I'm Your Huckleberry
 
Join Date: Mar 2011
Posts: 5,884
Rewards Points: 2,220
Default

Home Inspectors and Realtors in Cahoots?


Okay, I'm telling the home owner to log onto this site and read this thread. I left my impact drill at her place so I have to go and get it so I'll take some pics this time.

Thanks.
Doc Holliday is offline   Reply With Quote
Old 09-02-2011, 10:17 PM   #9
I'm Your Huckleberry
 
Join Date: Mar 2011
Posts: 5,884
Rewards Points: 2,220
Default

Home Inspectors and Realtors in Cahoots?


Well I went back this morning but I had too much to do today to engage in any small talk. I just got my drill and left but who knows, the original call I went out for was the compressor wasn't starting. I installed a hard start and rinsed the condenser to buy her some time but the inevitable is just around the corner.

I'll tell her then.

Advertisement

Doc Holliday is offline   Reply With Quote
Reply


Thread Tools
Display Modes

Posting Rules
You may not post new threads
You may not post replies
You may not post attachments
You may not edit your posts

BB code is On
Smilies are On
[IMG] code is On
HTML code is Off
Trackbacks are Off
Pingbacks are Off
Refbacks are Off





Top of Page | View New Posts