That is exactly what it sounds like Christopher. I am going to pay for the repair though. Me paying is money well spent just to get her out my hair. As long as she signs the release form.
Do you have any images from under the sink?
Remember, most often under sinks are filled with products. We do not move items.
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I solved this problem by taking a picture of water running in the sink…and then taking one under the sink…I put it in the report…photos show no leak…And yes a leak can happen any time. Once I inspected a kitchen sink, no leak, went back on a hunch before I finished the inspection and it was leaking.
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Wow, if you’re just starting out, the last thing you want is to be bamboozled by creeps attempting to turn your inspection report into a warranty of future condition. From what you wrote, you ran the faucet and checked for leaks and there were none at the time of inspection.
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I like Rays approach and will barrow that method, a photo of the running faucet with full basins and then after pictures of underneath drain and supply lines. So pretty much using photos to show my method of inspecting as much as possible.
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Yes, it is a terrible feeling. Like in the pit of your stomach. Like the other inspector said, turn this into a learning experience. You cannot be perfect all the time and this will happen again. People are all different and will treat the home inspector as the one who is at fault, all the time. I got called out on something very similar. Was not there at the time of the inspection, but guy said it’s leaking. No it was not .
I always wipe all connections with my hand, then at the end of the inspection hit everything with the thermal imager. Easily a handful of times I’ve had no leak visually, no leak with hand wipe, then picked up a wet spot with Thermal imager 30 mins later. If the cabinet is loaded with personal junk, I always take a photo so I can later prove visual access was restricted.
Happens to everyone, it’s just a matter of when.
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I always take photos of under the sinks, I always use a piece of toilet tissue to wipe the drains and around the shutoffs. Toilet tissue is so then even the smallest of leaks show up.
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I concur Ray. This is a no brainer.
3 - 4 > photo shots under every sink.
1: To show the space, you get; Kitchen cabinet plumbing domestic water supply and gray water discharge pipes and stored items.
2: Trap.
3: Were sink meets counter.
4: Pipe material.
5: Close ups of Fittings if/when PEX or other plastic.
Client called agitated. Like in this tread. Argued, “You must pay to fix.” Always, Lol when I hear that. Lol…
Images email to her/him proved otherwise.
Too bad.
So sad.
I did the same thing with toilet wiping the fittings and plumbing to find leaks. I agree toilet paper works very well for this test but what I have found is using the light blue mechanics shop rags that come in a roll work best. When I use the toilet paper I sometimes need to hold it up to the light to catch minor drips but the shop towels will turn dark blue with a drip of water
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I use the blue towels also. They work well. I know we are not supposed to move anything, but I usually move a few things to give me a better view and allow me to grab the pipes. usually just a waste basket and some bottles of cleaners etc. I take a pic before I move them, so i can return them to the same position.
I fill sinks about 1/2 way before draining. I have found leaks on kitchen sinks that never leaked because no one filled the sink. Do not let the sink overflow (very easy to do).
Home inspection was originally a limited observation of a home by a non-specialist for the purpose of reporting adverse material defects that an expert could evaluate. It has evolved into an exceptionally minor item, quasi code reporting process that shrouds itself with layers of disclaimers and caveats for defensive reasons. The scope of diverse knowledge required is incredible. New inspectors learn to survive with experience (bad), education and “click to insert three miles of standard text” software. If you want to survive home inspection you must be an active member of InterNACHI, study the forums and develop a slow consistent routine.
You did not indicate how you responded to the complaint. If I get even a whiff of a complaint I am on their front door step that night. Personal response to a potential problem is very helpful. There is however an art to it. Avoid saying “not my problem” and avoid saying “I messed up”. Discuss the problem. Let them talk. Then if you have to take a stand say “let me get back to you” and DO GET BACK TO THEM. Making immediate decisions without a cool off period is usually not helpful. I rarely make an offer but rather ask “what do you want”. A lot of times they are not asking for anything, they just want you to listen. Be aware that your insurance provider can deny any claim you try to resolve. Therefore the unwritten rule is “if is a simple repair and you can get a release then go for it, but if its potentially expensive contact your insurance provider”.
Home Warranty Company’s are masters at denying claims and pointing at the inspector. I have language in my report that says something like “If you get a warranty for free that is what it is worth; if I had to pay for one I would not.” I know a successful old timer who says “If you cannot afford to repair a water heater or air conditioner you should not be buying a home”.
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Yes, fill the sinks! Just running water will only show the very worst of leaks. When you fill the sink(s) and open the drain all connections are under pressure and the smallest leaks usually show up.
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Absolutely agree! I also release the bath tub, and then both sinks at the same time. (even easier when only one sink is present) The vanity doors are already open, flash light is on and camera is ready. This allows me to also see the functionality of the plumbing vent as well as be ready to snap pictures of any leaks.
William-Contractors are always berating Home Inspectors. They don’t have to answer to anyone so they can say whatever they want without consequence. The best course of action is to do exactly what you are doing. Make a business decision of how you are going to handle this particular problem with this particular client. And then move on. Do not beat yourself up.
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It’s a shameless sales tactic and ego stroking. When they talk themselves up and paint themselves as a hero that found the issue they think they score cookie points with the homeowner by throwing the inspector under the bus. Yet, they don’t know how and why something was missed, if it was at all. Do they bother to read the report and verify what the inspector found and didn’t, no. Do they get their panties in a bunch when inspector points out how crappy their work is instead of correcting the issue like a grown man should? yes they do! Oh well, it is what it is.
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Hey William, sorry to hear this happened to you. I have found at least a dozen leaks or so by going back after I ran the sink a little while later. Some times they don’t just happen right in front of you and it sucks.
I will try the shop towels.
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Yep, run hot water and hit it with the thermal imager. Easiest way to spot leaks.
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