Just got a message from the buyer agent. Water turned off, tells me to turn it on.
House has been vacant. Should I turn on water?
I can see where this probably isn’t a big deal. BUT it could be if water starts pissing out of the ceiling. Also I feel that the seller should make sure the house is “ready” for the inspection …not me.
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As long as you have permission, leaks are not your responsibility
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DO NOT EVER turn on valves, breakers, etc. that are turned off!
If you think “having permission” will keep you off the liability “hit list”, you are way mistaken!
Having the home “inspection ready” is the responsibility of the Selling party!
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Ask your insurance agent. Mine says if a system is off assume it is off for a reason and DON’T turn it on! Water, gas, electric etc. doesn’t matter. Don’t touch it.
REAs tell you to do it to remove the liability from them.
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That’s the way I feel.
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Once, I was inspecting the exterior of a house and the listing agent drove up and questioned me about not turning on the water to the house…I had said that I would not do that.
She said that her inspector would and huffed into the house and turned the main water valve on.
When I got to entering the house, about an hour later, I saw water running down the hardwood stairway from the upstairs and into the hardwood floor of the living/dining great room.
Apparently the main valve broke off in her hand and she didn’t hear or see any problem before she left. But the upstairs vanity supply lines were loose and became disconnected under the pressure of incoming water and popped off where the stop valves would be if there were any stop valves.
It cost her ~$20,000 for the repair to the home.
I didn’t need to say “I told you so” but she and her office started referring clients to me more regularly.
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I have always turn on the water and flipped breakers.
Never had a problem.
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Agreed. I think the best policy is not to do it.
If so inclined to move forward. The next best is to have the seller put it in writing. Easy way to do this, provide the listing agent with your email address and let them know once the seller provides you with written authorization you will move forward. Written authorization should have a waiver of liability statement.
After all of that is accomplished, this is my personal procedure. And it is best to have at least two people. (Thank you @mwilles for this information, I have used it several times)
- Ensure all valves are turned off that means faucets, toilets tub and showers.
- If the units have separate shut off valves ensure those shut off valves are in the closed position.
- Slowly turn the water main on and let it run for a few seconds and close it. Everything should balance within a few seconds if you still hear some type of air or water movement there may be a leak. Keep goosing the valve open to pressurize the system. Close it every once in a while, and ensure you don’t hear air or water movement. If everything sounds good open the valve to fully open position.
- if you have valves at every unit, go ahead and open them one at a time. Use the same procedure of adding water and closing the valve and listening. If everything sounds good, I would open the tub valve first to flush out any large debris. After that you can move on to the lavatory and toilet.
The key take away is it’s better to have a plug of air in front of that water as it’s moving into the lines. You will be able to hear the air hissing from a broken waterline and shut the system down.
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Awesome!!! LOL
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No! Ask the agent to do it.
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Looks like a great procedure to me 
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There’s never a problem until there’s a problem. I never turn on water or circuit breakers. I’m a licensed plumber and have been since 1986, but I don’t wear that hat when I’m at home inspector. A broken pipe in the ceiling can get really expensive really fast. Consider yourself lucky. Russian roulette is not a long-term game.
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In the past I might have done it based on the home in question and luckily it all worked out, but I would not make it know to Realtors that you might be willing to go beyond the SOP and general common sense. Here in Florida most of the homes I inspected were built this century, so it was easier to assess the risk.
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That’s the key right there. Lots of considerations/precautions should be put in place if you are going to turn on the water. I’ve done it under certain circumstances where I felt the risk was low and the owner has given me written permission.
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NO! I bet you assume that asking the realtor to do it will remove your liability if something bad happens.
WRONG! You are the alleged professional on site. The act of you asking or telling an agent/realtor/whomever to operate a fixture shutoff device infers that you are endorsing the action you that you are asking/instructing to be performed!
IMO, you have increased your liability by dragging another party into the “bad act”! In fact, you may now have a lawsuit against you from that person for ‘mental anguish’, or some other such condition gaining popularity in todays society!
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I am feeling a bit of “mental anguish” right now, lol.
I agree. The realtor will be sued and the home inspector will be sued. Then the realtor will sue the HI because as you stated “he told me to”. So have fun paying both the realtors legal bills, your own legal bills and repairing damaged property. Yikes!
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No. The person that turns on the water is liable without permission.
In all the inspections I have been on were the water utility was not operating the realtor turned on the water.
Myself, I do not turn on the water supply without written disclosure!
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In my communications with the client and/or agents prior to the inspection, I always “request” that all utilities be on and operable for the inspection. I also include that I am not allowed to do this based on restrictions from my insurance company which most understand and comply with. Never had a problem so far and I don’t turn on any types of utilities.
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Absolutely, in my opinion do not ever turn the water on especially in a vacant house. I found that out the hard way, twice. Another time I wouldn’t turn the water on, so we got the listing agent to drive over, she was pissed, so she turned the water on and 40 minutes later the kitchen ceiling was half down due the jetted tub upstairs leaking. We try to be nice and get the job done but it can be a mess.
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For me it’s a case by case basis - I’m generally more likely to turn on water on newer houses. Back in the housing crash around 2009 if we didn’t turn on water we wouldn’t work. Basically, there were inspectors that would do it and they’d just call them. It’s possible to do it carefully and minimize any problems that arise. Mainly, walk the house and be sure all the valves are off. Ideally, you have an agent or buyer to stand within earshot of you and the house to yell if water starts pouring out. When you turn it on just do so for a few seconds then go back through the house. When you finally turn it on for good watch the meter and if it doesn’t stop spinning quickly shut it back off and investigate.
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