What is the time limit or expiration of a home inspection report.

Hi Every One.
I have a home I inspected back on 3-1-13.
There are a lot of issues the main being the roof. Built up with gravel.
My question is how long till** “it’s been too long”** for the existing inspection is no longer valid.
The first buyers walked and now a new buyer wants to buy the home.
I am unsure if the roof repairs have been made but it’s the main reason the first buyer walked.
The second buyer is from a different Realtor and they the Realtors “don’t know about the previous inspection”.
So what is the protocol for this action. This is a time sensitive question.
They want the inspection in the morning.
Best, Clint McKie

To perform a full inspection, as if it were the first time you’ve ever seen the property.

Soon as I walk out the door .The inspection is old .
New buyer new inspection .
A home I did had a water pipe burst later the day I did the inspection.

Thanks for the responses guys.
I am going to set the inspection. I hate to see several buyers on the same home. I would like to see all homes sell first time around. But once we leave the home anything could change.
IE: Seller making repairs ETC.
Thanks again.

Roy Cooke is correct.

Thank You Nick,
I just didn’t want the Realtor to find out that the home had been inspected a couple of months ago. Then say why Didn’t I disclose it.
Do I need to disclose I had inspected this home before to the realtor or the buyer?
Thanks again.

I wouldn’t tell them anything.

It is not unheard of to inspect the same property on the same day for different clients. Yes, you have to pretend for the 2nd client that you weren’t at the home that morning.

Hi Nick,
O.K. I don’t have an issue with it.
Thanks for the advice.
Have a good night.

An inspection report expires on the date and time that it is published and it is current in what it addresses at the moment of the inspection. A report is written in past tense and regards only what was seen at the time that it was observed.

Thanks James.
No problem with it. I guess there will be another inspection on this home.
Thanks.

That is some great information for a guy like me who is just getting into the home inspection trade here in Ontario Canada. Thanks.

I would certainly let them know that I had previously inspected that house. But would offer or provide nothing less than a new full inspection, specific to the new buyer’s transaction.

Jim Bushart writes:

Correct: http://www.nachi.org/inspection-report-present-past.htm

100% agreed, I do the same.

So you harm your first client by revealing to a competing buyer that there is another serious offer on the home?

I did the inspection and the Second buyer or Realtor said nothing of any other buyers or offers.
I did mention I think I may have inspected this home a while back. But that fell on deaf ears.

Did you find anything new?

REALTOR acted correctly. Home inspectors ALSO shouldn’t tell one client about another client’s actions.

That is a matter of opinion and not a “rule” for the inspection industry.

If you’re sitting at home completing a report, then I would agree - write the report in the past tense.

I write the report while I am observing the component, as if I am communicating directly with the client. My reports are written in the present tense.

As for the original question - I agree. New client, new report, no disclosure.

Agreed. I do use both, but mostly present tense in my reporting. To me, using past tense such as “The siding WAS damaged at xx location…” or “The water heater WAS leaking…” or “The house WAS bulldozer ready…” suggests that the item was miraculously repaired or corrected and clients need no longer be concerned with the item. :slight_smile: