I don’t turn on any utilities if they are discovered to be off upon arrival for an inspection. I have long told realtors that utilities should be on for a minimum of 24 hours prior to inspection. My thinking is that turning on a system for the few hours I will be inspecting doesn’t give a good use-over-time result. I’m not sure where i originally heard/read this take. I’d love to hear any thoughts…
As an example: a small/slow plumping supply leak may not present itself until under pressure for an extended period. Ps. I don’t pressure-test supplies.
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Welcome to the forums Mark!
The “24 hour turn on” is a good request if it’s possible. Personally, I have only a few instances when the water had not been turned on upon arrival. A few calls and it’s usually resolved while I’m working on the exterior inspection. I will note what was not on at arrival, when it was turned on, and disclaim it in my report.
My conversations with the client at the time of booking is verifying all utilities will be on for the inspection and done by email to the client and their agent.
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I’m of the opinion that having it on during the inspection is better than not having it on at all. If it can be on for a few days prior, great, but not something I would loose sleep over or make a fuss about.
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I would also include in my communication;
" Should any event that any utilities are not on at the time of inspection, any re-inspection is subject to an additional fee that will paid for by the seller or the agents representing the transaction."
This usually lights a fire on seeing all utilities are on… 
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My communication with all parties includes language to this effect. I’m shocked lately at how little it is regarded.
Fair enough. Functioning utilities are best for an inspection. What about the inclusion of language like “utilities were not functioning and under pressure 24 hrs prior to inspection, issues may arise through normal use that were outside of a typical inspection”? That’s close to what I currently use.
Right. What does that disclaimer read?
So I assume that the water is your main concern. You could be more specific in your disclaimer then.
The water service to the home was off prior to the inspection. Although it was turned on for the duration of the inspection, the short time frame may not have allowed certain issues (such as small leaks) to become apparent. Some deficiencies may only become evident through longer term use of the plumbing system and fixtures.
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I’ve never heard of such a thing. Is this 24 hour period a part of your state’s SOP? Is that why less than 24 hours outside of a typical inspection? How do know that it’s been less than 24 hours? Do you get a time stamped receipt from the utility company? I assume this requirement only includes water and gas service, not electric.
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If an inspector tried to push that agenda onto a transaction around here, he wouldn’t be in business long.
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I like that verbiage. Thank you. Power is also a concern. Albeit lesser. Hot breakers, etc. Thanks again.
Not part of state SOP. SOP is essentially the Internachi SOP. Just something my old partner put in his contracts that I kept. There is no way to know how long the utilities have been on. It’s more of a CYA for liability’s sake
Agenda? Do you mean the business practice of not charging for a reinspection? Not being aggressive, just trying to clarify.
[quote="Mark Branson, CMI 4119AL, post:14, topic:239754, username:mbranson”]
Agenda?
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Around here it would be problematic if an inspector tries to control who pays for the re-inspection.
[quote="Thomas Glaze, post:5, topic:239754, username:tglaze”]
any re-inspection is subject to an additional fee that will paid for by the seller or the agents
[/quote]
Larry is correct in a sense. His “around here” may be that way. My “around here” is different. “Around heres” vary wherever your “here” may be.
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Good one. I have a similar statement which I also use for vacant homes.
I gotcha. In my world, the client is the only one I have a contract with and therefor the only one I can charge anything.
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Thanks for all the replies. This has been very helpful.
When they make contact with me, I tell them to make sure you have all the utilities on. I wouldn’t want to charge you twice.
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