How often do you see a “raised Ranch” with a hip roof? (Ref: OP first post).
Even if it is a gable roof, creating an access in the gable end would certainly not be easier, cheaper, or faster, than cutting a rectangular hole in the drywall and adding 4 pcs of trim. And don’t forget water resistance on an exterior access hatch.
Gable access easier and cheaper? No way, that’s bad advice and shows a lack of building experience.
Do an interior ceiling access.
Do the access. Don’t be duped into a warranty in lieu of a full inspection. Infrared thermography, while valuable, is no substitute for a visual inspection of the space. The story of your friend’s experience should serve to bolster your resolve regarding the importance of knowing what is up there.
I personally would consider it a deal breaker if they refused.
Good luck to you
Thank you all for the replies and advice, I appreciate it Very much! All your advice and opinions have been very helpful.
We already notified our lawyer and realtor and said they need to request that the seller make an opening so the inspector can inspect the attic space. If not we are going to walk away and keep looking for another place. It is just not worth the risk. I have health issues and will not risk buying a home that may have an attic loaded with mold or even major damage.
Maybe the sellers would allow an access from a closet? Might not meet the code standards but I have climbed through many closet access panels.
If possible I would offer that.
Okay, so our realtor got back to us and said the seller would make an access! Here is my question. When they do it, I obviously wont be able to be there as that is not protocol. If they found stuff wrong up there and covered it up, would it be obvious? I am hoping they do not try and cover stuff up. My inspector said he would be able to see if they tried to cover stuff up ( i.e with paint etc…). What are your thoughts?
Obviously, an interior access is preferred, but… I stand by my comment of a gable access being easier and cheaper (in most cases, there are always exceptions)… when you consider what it takes to create a PROPER access including PROPER vapor barrier and PROPER insulation considerations for a home with partial vaulted ceilings… NOT simply “cut a hole in the ceiling and throw up some trim” like most contractors think. This is a good example of why many contractors, (especially those with new construction ONLY experience) make crappy inspectors without first taking extensive training courses in all related trades. Contractors like these are why I am busy locating their mistakes and shortcuts!
Congrats on getting the access. Your inspector should be able to make a good assessment once they have access.
Hope it goes well.
Agree with Chuck. It sounds like you have a good inspector that you trust. Trust him with this also.
Great advise.