Originally Posted By: Kirk Smith This post was automatically imported from our archived forum.
Did an inspection 2 weeks ago and found a plumbing leak in crawl space when outside hose bib is turned on. The buyer says that the seller had a plumber out to fix it and wants me to go out and re-inspect it. What type of report do you give for a re-inspection? Do you just give the buyer a verbal that all is ok or do you have separate paper work for these types of things? This is my first re-inspection. Any info would be appreciated. Thanks
Originally Posted By: kmcmahon This post was automatically imported from our archived forum.
#1, don’t do a reinspection unless you charge for it.
#2 If I were to send anything it would be a simple letter stating that you reinspected the line and it was not leaking at the time of the reinspection.
Originally Posted By: Kirk Smith This post was automatically imported from our archived forum.
Thanks for the fast response…I definitely will charge for the re-inspection. especially since the property is 50 miles from me. Just wanted to know what inspectors did on Re-inspection processes…Thanks again!!
Originally Posted By: rsonneson This post was automatically imported from our archived forum.
On reinspects we always send a written confirmation of what we saw. We also state that our findings are a extension of the first inspeciton and inspection contract and is not a new inspection. Want to be sure the contract is extended to the reinspect.
Originally Posted By: jpope This post was automatically imported from our archived forum.
Always end your addendum with something to the affect that the buyer should receive a copy of all work orders verifying work has been completed by state-licensed contractors and that any and all warranties and/or guarantees should be transferred to the buyer.
-- Jeff Pope
JPI Home Inspection Service
"At JPI, we'll help you look better"
(661) 212-0738
Originally Posted By: jpeck This post was automatically imported from our archived forum.
Also, before you go out, have them (whoever has it) fax a copy of the plumber’s work order to you. Then, after your re-inspection and writing your re-inspection addendum to the first inspection, you include a copy of the plumber’s work order and refer to it. Sometimes you will find that there is no work order (‘oh, yeah, we had a plumber fix that’) or that the plumber (or other contractor) fixed something else.
Never say it is 'fixed', but 'so-and-so stated they fixed it, see their work order, at the re-inspection, we tried to re-create the original condition under which we found the leak, however, we did not see a leak at the location of the original leak under those conditions, thus the leak "may" have been corrected by the above referenced repair work order, make sure to obtain a warranty from the plumber for their repair'. Something to that effect. The warranty covers you in case it starts leaking later, the plumber is called to fix it, not you.
Originally Posted By: Mike Parks This post was automatically imported from our archived forum.
Kirk brings up a good practice.
For those of you who live in the colder areas, people will leave hoses connected to the spigot. This will cause the frost-free to 'split' inside the house but after the shut-off.
Check the basement after testing the outside spigots.