Do you disclaim black painted subfloor and components?

The last couple of inspections the basements sub-floor, joists, plumbing, ducts, electrical…etc. were spray painted black. It is difficult to visual observe defects let alone confirm proper installing of such components.

Do any of you write a disclaimer for this or have a narrative to share? I would think it is a good idea since the black paint does conceal or obstruct defects.



This one was never completed…

I guess that makes the Viking Logo sooo perfect for the space.:twisted:

Believe me, it was the only positive feature of the dump… err… I mean house. :mrgreen:

Yeah I see the parge coating falling off the back walls but at least they have newer double hung vinyl windows.

I would tend to agree with you and yes I would most certainly write a disclaimer.

I’ve only inspected a few basements that had sub-floors painted black so I did not give it much thought until the last couple inspections where I used a 500watt shop light as bright as the sun to light the place up. The photo shows the a extent of fungal growth on the sub-floor and air ducts that I would have over looked. The other inspection I caught by luck was steel wire hangers used on copper plumbing. I now use my 500watt light when inspecting painted sub-floors for now on. I’m still concerned that I’m not going to catch water damaged or the tell tail signs of water stained areas that are concealed by the paint.

I suggest a general statement in your report and agreement that states that decorations, paint, wallpaper, drapes, decorative items are not inspected/reported. I believe the NACHI agreement has a line about these areas that are disclaimed without having to write a narrative on every wall and room.

Somebody should blog about this.

Anything that impedes the inspector’s ability to observe a component should be noted iin the report. Simply writing that the subfloor and joists were painted over, and the reason for the application of said paint as unclear, leaves room to doubt the motive for such action on the homeowners part.

Bottom line is that inspectors deal with items which adversely affect our ability to “see” all the time. Add to that, the fact that we scan so quickly that we often suffer from what is known as unintentional blindness from time to time.

Painted edges, light, reflections, and a myriad of other factors dont help the inspector when it comes to items with a natural finish. Add paint to it, which fills nooks and crannies to begin with, can make matters far worse for us.

…You see where I am going with this.

I wrote about this several years ago, and even provided some animated examples that paint and light play on the human eye.

Whatever you run into out of the ordinary, whether as a finish element or to conceal something… observe and report.

If your observation is worded as a disclaimer, then so be it.

I had a seller paint his entire sub floor white in an unfinished basement. I suspected he was concealing mold which he was. Never heard from that agent again. :smiley:

I don’t have time to look it up right now, but fyi. they often paint over smoke damaged wood after a house fire, helps conceal the smell, special paint.

Oh by the way, Happy NewYear!!

sometimes black paint is to cover up the evidence of a fire.