I have been inspecting homes for over 15 years and was just curious about what other inspectors do when you schedule a home inspection go out to the home and the power or the water is not on. Do you charge them a fee or you just reschedule for another day?
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That’s a hard call. The power can take days. Sometimes the water can be turned on pretty quick.
I have done it several ways. Sometimes inspect everything but what is off affects. Sometimes reschedule. I don’t charge the buyer. Not their fault. Not fair in my mind. The realtor should have that set up, but you won’t get money from them either.
Really comes down to the moment. Personally though, I don’t charge the buyer a fee. I’m sure that others will chime in about it.
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Let the agent turn it on. If damages result, it is on him/her. Typically bank owned properties. They want to turn everything off so it is not a fee drain. Seems silly for one property but banks often own hundreds so it can add up. Sometimes vandals get in and steal the copper pipe or even the AC condenser. There are lots of possibilities of damage from suddenly turning something back on.
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“Not On” can mean different things.
If its locked Off (non-payment, etc) then no one is turning it on during the inspection (rarely anyway). I would point out the condition as soon as you realize it, explain what it means, and then decide for yourself how much each option means to you.
Reschedule, don’t do anything now, lose the appointment for the day, etc.
Carry on and re-inspect the items not inspectable another time, which means coming back, looking at things twice, etc. etc.
If you have to come back, it shouldn’t be for free, but every situation is different. I’ve charged for some, I’ve done others for no return fee; it all depends on many factors.
Sometimes on vacant homes the power is off at the main breaker, if this is the case we will turn it on after a quick look through the home to see if anything looks dangerous. If it is off at the meter or the water is off, we do not do the inspection.
We send out an email when we book the inspection and two days before the inspection to all parties involved telling them that all utilities must be on in the home, otherwise the inspection will be canceled and a return fee of $175 must be paid prior to returning for the inspection once all utilities are on inside the home. We also tell everyone that we do not turn water on at the meter, it must be on in the home and home must be dewinterized.
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First, I am in business, not doing this as a hobby.
Yes, it’s the Realtors responsibility. It is also their fee.
So how do you get the $$$ out of them?
Do the inspection w/o water and electricity. Do the report. Make sure the client pays before report delivery. Should they not like that the water and electricity was not inspected, they can talk to their agent. If they want you back, there is a re-inspection fee to be prepaid before scheduling. They can decide who will pay it. They may not buy the house based on the first inspection. Or may have someone else, like an electrician or plumber, to inspect everything while they are there to turn it on.
You’re not pissing anyone off. You did your job. If they hire you back, just charge for the trip and finish the job you have already been paid for, plus the second report and any additional setup fees.
You got paid to inspect those systems, they just weren’t turned on. Handle it like any re-inspection job. Simple.
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David said it. I always charge. If they want me back when the systems are on, they pay for that also. It is not much different than when a roof is covered with snow. I disclaim it and if they want me back to inspect it, I charge.
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I would, and have, inspected it the same as if power was on only with a few more disclaimers. Then as others have stated, charge an appropriate fee for a follow-up inspeciton if the client wants.
Many times in the past the seller has paid for the follow-up inspection (not me, but my client, client then payed me) because it’s normally the home owners fault the electricity was off.
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A lot of the confusion and hurt feelings can be avoided with clear communication and setting expectations BEFORE the inspection starts. I do it when the inspection is booked.
I put it in writing and send it to the buyers and also to their realtor. That way, if I get to a home with utilities off or access blocked to any areas I can refer back to the instructions and advice I sent to the buyers and their realtor BEFORE the inspection.
If you are interested, here is a link to the Instructions I provide before the inspection.
I put this link in the welcome letter when an inspection is booked. A similar letter is sent to their realtor.
He is an example letter:
18 March, 2023 07:05 PM
HOME INSPECTION CONFIRMATION
Hi Pat McGroin and Phillip McCrevis,
Thank you for trusting me to perform the Residential Inspection, Radon Test, Sewer Scope, Termite Letter, Outbuilding Simple at 2392 Keetoowah Trail, scheduled for 03/23/2023, at 1:00 pm.
Important information, which I highly recommend reading, on what to expect before, during, and after a home inspection can be viewed here: Home Inspection Information – Knoxville Engineered Home Inspections
Please click on the blue box “Inspection Details” link below to view the inspection agreement where you can electronically sign. The agreement must be electronically signed prior to the day of the inspection, as I am unable to start the inspection without a signed agreement. Inspections with an unsigned agreement, will unfortunately be cancelled at 5:pm the day prior to the inspection.
Payment for the service can also be made at the following link with a credit or debit card and is due prior to the beginning of the inspection. A cash or check payment can be made at the time of inspection, and if so desired, please respond to this email to let me know this is your preferred method. I offer a 4% discount for cash/check payment because it saves me the bank fees to process a credit/debit card.
The inspection report will be emailed to you in the evening or the next day typically.
You can view/print a copy of your invoice here
**Indoor air mold testing and surface sampling for mold can also be conducted for an additional fee, if desired. More information about these services can be found here: Mold Inspection & Sampling – Knoxville Engineered Home Inspections
Thank you for reading through all of this information.
Bert Hull
2021 InterNACHI Inspector of the Year
Mechanical Engineer, Clemson University 1999
Certified Home Inspector, since 2008
Certified Master Inspector
www.KnoxEHI.com | 
info@KnoxEHI.com | 
865-466-0044
10629 Hardin Valley Rd #305, Knoxville TN 37932
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Bert, you may want to move or add the utility warning to the opening letter, not everyone will click the link or read the 2nd addendum.
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I don’t disagree. I have done it that same way. And yes, this is a business. It is also about treating the customer right. Generally, whatever system is off I refer to plumber, electrician,etc for eval and condition. That normally gets someone scrambling to get the system on when possible.
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It is a lose/lose for the inspector. If you notify the client the power is off they will want to reschedule and balk at any additional fees. And even if you recover a trip fee it will not replace the missing inspection slot. If you do not notify the customer, then the customers questions “why was I not notified?” which looks bad for the inspector.
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My reply was “being nice” to the client. 
Anything you do in these cases, cost you the inspector!
Notification is, my report. Telling someone something is not on, which should be, does nothing when you’re standing there on site.
I always had jobs >100-mile trip, 4hr drive, 1/2 a day of my time. That’s on the agent if they forgot… Get out the check book! 
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Completely agree… and that should also include placing a Disclaimer into your PIA to cover such ‘Conditions for Inspection’, if and when they arise.
The Clients signature on your Contract acknowledges that they were advised of the possible situation beforehand, and they accepted the terms as presented, PRIOR to the inspection.
Whether they actually read the PIA or not prior to signing it, is not your concern. They didn’t hire you to babysit them. That’s their Attorneys job in regards to Legal Contracts!
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Proceed without notification and get paid, then deal with the fall-out from a defensive position. Or notify the client and get screwed out of an inspection slot.
Both have ramifications.
I notify the client and have a conversation. I explain to them I can do a lot to protect their interest without power. After they review their report and want to proceed with the purchase, then further diligence is an option such as hiring me or an electrician to fill in the gaps. They typically accept this vs paying for a trip charge and getting nothing.
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Typically I implore the vendors, or the buyers agent, which ever is present, to get proper approval, written format or I can talk to them, to turn on the utilities. I will do the rest with help of course.
When the vendor is out of town or can not be reached, and utilities are closed at the source, I ask the vendors agents to contact the utility company. Typically the main water line shut off valve is on or near the property. Longest I waited, 1 hour.
When they arrive, I ask them over the phone to wait as I go open all faucets, place someone in the room, and tell the municipal worker to open the domestic potable water supply slowly!
Starting in the basement, I open all faucets and work my way to the top floor bathroom where again I open the faucets.
If the vender wants the system shut down after the inspection, I ask the municipal works shut the system down.
Hope that helps.
So what do you do and/or have you done in the past 15 yrs? Just curious on why you’re asking when you’ve been inspecting for so long.
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I’m curious also. My assumption is a realtor just ‘handed his ass to him’, and now he’s searching for justification or opinions on how to proceed in the future.
Nope, Cant somebody be curious ?? I had a few DR Horton inspections this week, I showed up and both still had electrical panels not completed, that’s the reason. I’m going to start adding a trip charge into the fee and If I don’t have to make 2 trips I’ll give them that money back (just on DR Horton Houses).
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That information would have been appropriate to share in your first post, as it being a “New Build”, it technically changes everything!
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