This is also another issue I have when H-Is make it seem mandatory that “upgrades” be made.
No home inspector (that I know of and certainly not in this state) can require anything. The good ones make this clear to the client. In any case, it is in the publically available law and the client’s lawyer should know. We can only recommend, not require. But some people, no matter how long and hard you tell them, just choose not to listen.
I have seen, and many times had to replace, work done by homeowners wanting to sell. An “inspector” came in and said these things “had” to be done.
Again, different places, different rules. I have never said they “had” to do it, with the exception of when there is a big and active gas leak. Then they ‘have’ to get out of the house. Or when I take off a dead front and tell them the ‘have to’ stand back. As to repairs of fixes, we recommend, not require. WHat the client tells the sparky is not my problem. I never ‘require’.
So instead of hiring it out as they should they try their hand at their first electrical project and install GFI devices in every kitchen receptacle because that is “what they we told”. On top of that they are usually done wrong.
This is just one examply BTW.
I include in every significant call out that the work be done by a ‘licensed and insured XXX contractor’. With regards to roofers and plumbers, ‘a state licensed and insured (plumber or roofer)’, those being the only trades that are state licensed in Illinois. I try to stress that if they hire professionals who are insured (not only GL , but also E&O) they are paying more, but they protect themselves. Quality costs more.
If I were the buyer I would rather see it as a suggested upgrade after the sale. This way I can decide what gets done and how. As opposed to a bandaid fix to satisfy a report.
Not my department. Realtors and lawyers do negotiations, not the HI. I also tell the client what I believe is reasonable. Sometimes, there are 2 or 3 recepticles that are FUBAR, but the client inisists that they want the whole house re-wired before the close. I tell tham that their wishes are unreasonable. I represent them, in both ways.
More likely (at least around here) the Realtor has a favorite ‘electrical contractor’, (usually their brother-in-law handyman) who comes in and ‘fixes’ it (usually wrong) and charges the seller $100.oo and installs 2 or 3 GFCIs that later test out as reversed polarity.
I am with you. Have professionals do the work, or provide a written statement, on their letterhead with their license number and insurance cert that it is OK.
Most of the pros, (at least around here) just give a verbal and say thet the HI is crazy. I would think that they, like you, would thank me for the business.
Again, I really like the way many of you say you write these issues up. It puts it into perspective and does not give a false sense of urgency.
Like I said, far too many folks feel these reports are “official” and the items written up mandatory.
I clearly tell the client what the state’s SOP requires. But, then again, sparkys in Illinois don;t have state licenses and many (different local AHJs) can get local electrical contractor licenses with no training or testing required. Just proof of GL insurance.