Read the attached file
Addendum to Inspection Report.docx (632.1 KB)
Did you use a moisture meter to confirm your suspicion?
I did not. A combination of huge houseplants, huge antiques, a huge table, and a huge chandelier prevented me from getting my little giant ladder and huge belly near it.
Can you post the document as a PDF please?
[Dominic DAgostino, CMI HI3957](https://forum.nachi.org/u/ddagostino) InterNACHI®️ CPI April 17Can you post the document as a PDF please?
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Addendum to Inspection Report.pdf (444 KB)
Thanks Steve.
A combination of a painters pole and accessories can help you use a moisture meter in awkward locations.
I would not state conclusively that any spot was moisture or damp without confirmation, even though your suspicion’s may be correct.
Dom.
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I agree with this.
I respect your opinion, and in a perfect world I would’ve had a painter’s pole and some rigging to get my moisture meter into a position to test for moisture - and had an assistant to read the read-out LCD display, because I can’t conceive of a way short of a robotic arm to press the “hold” button for me to get a reading with an extension pole and also be able to see the screen. The first IR image was inconclusive, and could have been caused by a number of reasons - the most obvious is heat loss due to contact with a cold tub bottom. With that little evidence I would never have “concluded” it was a leak - I just requested that my client insist on a visual confirmation after the seller managed to pry off the access panel that seemed to be super-glued in place.
But that second photo, especially taken in context with the first photo - well I’ve seen that signature too many times where I could and did verify a water leak whether by a confirmation with a moisture meter or visually seeing a puddle of water. Might I ask what phenomena could you possibly imagine that would cause that image that was not water? Short of someone placing a plate of ice under the whirlpool, I can’t think of a thing -
That was my conclusion and I am sticking to it.
Would’ve listed it as suspect, inaccessible to verify, obstacles will need to be moved to gain access for further evaluation (table, plants, access panel). I’m a licensed realtor (Pennsylvania), correct time to ID a defect is not day of final walk through. Financing is in place, docs are prepped, Title Insurance is issued, deposit money (Certified check or transfer of funds) is ready. There’s no time to negotiate at settlement table. Besides, who’s going to figure out the credits due??
Defect like this (potential defect) needs to be identified, investigated and details worked out between the two parties well in advance of settlement day. Timeline to address and issue like this is (in Pennsylvania , other states may vary) is 10 days to complete inspections. Inspection reports come back, buyer presents action items (repair, replace, discount, assume liability, etc.). Seller corrects problem, agrees to price reduction, etc. Both parties agree and move forward or terminate deal and move on. Timeline for inspection period contingency is extended (as written in the AOS) for buyer to either accept or decline terms seller is offering (ie. seller will repair/replace, reduce price/issue credit at settlement or tell buyer take it as is).
Good advice, Thanks.
Just heard from the buyer - they had a plumber fix a leaky jet in the whirlpool tub. I agree with all the advice here about not “concluding” anything in the report, but my client was glad I did in this case.
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