By Barry Stone
Saturday, November 11, 2006

Q: DEAR BARRY: I am a real estate agent and am having a disagreement with another agent. He insists that home inspectors routinely walk on concrete tile roofs. A home inspector I know says that tile roofs should not be walked on by anyone except a licensed roofing contractor. Who is right, and what is the standard for inspecting tile roofs? -- Karen

A: DEAR KAREN: There is no rule about whether home inspectors should or should not walk on tile roofs. But the standards of practice of the American Society of Home Inspectors and the National Association of Home Inspectors exclude walking on tile roofs as an obligation for home inspectors. The reason for this exclusion is to relieve inspectors from the liability for broken tiles, whether or not those tiles were broken by the inspector.

Actually, it is not difficult to walk on a concrete tile roof without causing damage. Sometimes, though, damage occurs. And home inspectors who break tiles are liable for the cost of repair or replacement.

The other risk inspectors assume when they walk on tiles is the chance of being blamed for tiles that were already broken. This has happened to some inspectors and is one of the reasons that most inspectors refuse to walk on roof tiles.

Tile roofs are usually inspected by placing a ladder against the eaves at various spots around the building. When the eaves are too high, some inspectors use binoculars. Walking on a tile roof allows a more thorough inspection, but unfortunately, liability pressures have hobbled tile roof inspections.

DEAR BARRY: Whenever you recommend home inspection associations, you specify the American Society of Home Inspectors, the National Association of Home Inspectors or a recognized state association such as the California Real Estate Inspection Association.

While those organizations are well known, none can claim to be the top organization in the home inspection industry. The National Association of Certified Home Inspectors is No. 1. With nearly 8,000 members in the United States and Canada, it is the premier association in the home inspection industry. How about giving NACHI some recognition?

-- Jerry

DEAR JERRY: Although NACHI appears to have the largest number of member inspectors, it is not recognized as "No. 1" by most established, highly experienced home inspectors.

For example, in my county, there are about 30 home inspectors. Of these, five are listed as members on the NACHI Web site. All of these five are relatively new inspectors, with little experience in the profession. This means that a home buyer who uses the NACHI Web site to find an inspector in this area would have no access to a highly experienced inspector.

If you check the CREIA Web site, you would find a list of 23 inspectors, including the most experienced professionals in the area. If you visited the ASHI Web site, you would find 12 members, including several with 10 to 20 years in the business. At the NAHI site, you would find one local member, but that inspector has nearly 20 years of experience.

Which Web site would you recommend to a client who was hoping to find a highly qualified home inspector?

Barry Stone is a professional home inspector. If you have questions or comments, contact him through his Web site, http://www.housedetective.com, or send mail to 1776 Jami Lee Ct., Suite 218, San Luis Obispo, Calif. 93401.

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