Barry Stone

Home Buyers Week: April 22-26 2002 • Discussion Schedule • Buying Guide (special advertising supplement) Stone talked about home inspections: • September 2001 • June 2001 • March 2001 • October 2000 • Stone's Web site: http://www.housedetective .com • Real Estate Section • Home Values and Recent Sales Info • Home & Garden Section • Talk: Real Estate message boards • Live Online Transcripts • Subscribe to washingtonpost.com e-mail newsletters

Home Inspections
Hosted by Barry Stone
Syndicated Columnist
Monday, April 22, 2002; Noon EDT

You've found the house, gotten financing, put in a bid. Now comes inspection. What do you look for? How can you tell if building products are good quality, or if the builder or previous owner has cut corners or doesn't quite meet code? And if the house is in great shape, how do you keep your bargaining power, and how long before big repairs come into play?

Stone has inspected nearly 7,000 properties over the past 12 years, including homes, hotels and commercial buildings, and has talked about the effects of environmental conditions on homes on California television and radio. He is an expert on building codes and aspects of construction including electrical, plumbing, asbestos, fire safety and roofing.

The transcript follows.

Editor's Note: Washingtonpost.com moderators retain editorial control over Live Online discussions and choose the most relevant questions for guests and hosts; guests and hosts can decline to answer questions.

Barry Stone: Hi This is Barry. Thanks for joining me. Please allow me time between each question to form the proper answers.

Let's get going!

20008: Hello and thank you taking questions

I just bought a house - my inspector came from a reputable local firm, and, on the face of it did a good job (including finding some small defects that previous inspectors had missed). However, he also missed some (in retrospect) fairly obvious things: very low water pressure in one bathroom, poor heating/ac discharge upstairs that will likely cost me a lot of money to fix.

Do I have any recourse?

Barry Stone: In the DC area, home inspector liability is limited to a refund of the inspection fee. This means that you situation is contingent upon the professional integrity of the inspection firm. You need to call the inspector and ask that he come review the problems you've found. This will be a test of the aforementioned integrity question. Good luck.

Springfield, Va.: My townhouse roof has frt plywood that does not appear to be rotted. Should it be replaced anyway when I have it re-shingled?

Barry Stone: Check to see if the frt is subject to any recalls or manufacturer warranties. If the materials appear to be in good conditions, have them professionally inspected to verify that they are worthy of reuse.

Alexandria Va.: Barry,
I just returned from a trip to San Francisco, and couldn't believe how houses can be built on such steep slopes! How are the foundations built? Are they bolted or anchored into bedrock? Most counties in Maryland would not allow someone to build on such slopes. Why is it allowable in some parts of the country and not in other? Lack of experienced builders/site preparers? Thanks.

Barry Stone: How bureaucrats justify irrational decisions is one of the enduring questions of the ages, and living in the bureaucracy capital of the western world, you must encounter numerous other examples. As to how homes are built to withstand the rigors of hillside situations, these are engineering challenges that, hopefully, were adequately addressed prior and during construction.

Alexandria Va.: Hi Barry, I have some questions about finding a good home inspector. We have been looking for houses in the Baltimore region, and I found the ASHI Web site with links to certified home inspectors. My buyers' agent also has a list of home inspectors, some of whom are ASHI certified. Do you think I should use one from her sheet (who may be motivated to do a good job so as not to lose the referral business--or may be motivated to do a sloppy job so as not jeopardize the sale and lose the referral business)? Or should I just use the ASHI Web site & find a different inspector? Thanks for your help.

Barry Stone: Some agents recommend the best home inspectors; others do not. If you do not know your agent well, this is a roll of the dice. You need a home inspector with years of experience, thousands of inspections completed, and a reputation for thoroughness. Call a few real estate offices and ask who is the most devastatingly thorough inspector in the area. Tell them you want a "deal breaker."

Washington, D.C.: I'm a first time home-looker (I hesitate to say buyer because this market is driving me crazy!), and I'm concerned about the housing stock I've been looking at.

If when the stars align and we finally get to make a bid, and it turns out the inspector finds serious damage (most of the homes are being sold "as is") can we cancel our bid?

Thanks so much for your help!

Barry Stone: If your purchase contract states that the sale is contingent upon your acceptance of the home inspector's findings, then you will be able to back out of the deal if your so choose.

Maryland: We put a contract on a house that relies on a well and on a septic system--not county water and sewer. We were assured that the sellers would present us with information certifying that the water was potable and the septic was functioning.

Then we discovered, on our own, before settlement, that an addition to the house had been built over the septic tank. The sellers have promised to move the tank. But what other pitfalls await us? Do you think the structure of the addition might be affected?

Barry Stone: It's surprising that the building department would sign off on an addition built over a septic tank. Check the permit history on the property to ensure that everything is legally approved. And have the addition reviewed by a licensed structural engineer to ensure that the septic below the addition does not jeopardize structural stability.

Arlington, Va.: Hi Barry ... I always wonder what columnists look like (it never seems to be what I imagined)

Do you think it is a good idea to have the realtors from both or either side present at the inspection?

I can't think of how they could possibly help the situation as they have a major conflict of interest and could apply "hidden" pressure to the inspector?

Barry Stone: Your agent is the one who will present your repair demands or requests to the sellers. Therefore, it would be helpful if he or she was present at the inspection. Hopefully, your agent has the integrity to honestly represent your interests. Contrary to popular belief, there are some very good, reliable Realtors. Whether yours is one of those is a toss-up.

Richmond, Va.: I'm sure you are going to get a number of comments like this - but my home inspection was some of the best money I spent during the home-buying process. As a first time buyer, I was pretty clueless and my inspector took me through the house and showed me all sorts of things, not just stuff that needed to be fixed. He explained a little about maintenance and gave me a great overview of how things worked.

Oh, and he found several things that resulted in me saving his fee for or five times over. I'd never buy a home without one!

Barry Stone: Your home inspection experience is the way it ought to be for every buyer. Glad to know things went so well.

Washington D.C.: I'm planning to buy a new house, built from scratch, in a planned community. Are there things that I should be looking for when they start work, and when they finish? Are you familiar with Mid-Atlantic builders?

Barry Stone: Unless you are a professional builder, there's no way to personally monitor the quality of the construction in progress. If you'd like to have a qualified pro ensure that everything is done properly, contact JD Grewell at jdgrewell@aol.com.

Arlington Va.: In terms of quality and safety, which critical building codes do contractors and tradespeople most frequently violate to "cut corners" in terms of time and cost, and is there any evidence of these violations that your typical John & Jane Homeowner should be on the lookout for--or are they things that only a thorough home inspection could uncover?

Barry Stone: The codes which are likely to be violated on any particular building project are unpredictable. Some are violated because of human error, others because of haste, some because a builder or tradesperson didn't give a heck, and various others because of loose industry standards. All of this is without any particular pattern. Therefore, hiring a professional inspector during the inspection process is highly advantageous. If you want a top quality advocate, contact JD Grewell at jdgrewell@aol.com.

Maryland: I'm a mechanical engineer and would be interested in the home inspection field as a side job/hobby. How can I gain more experience and knowledge in that area?

Barry Stone: An excellent home inspection school in your area is Inspection Training Associates (ITA). Their web site is http://www.home-inspect.com.

Alexandria, Va.: We are buying a beach house that has a tin roof. What does that mean in terms of maintenance? I don't know if it's new or not. The house was built in 1921. Thanks!!

Barry Stone: Have the roof professionally inspected before buying the home. Metal materials at oceanfront locations are subject to rust damage, and oceanfront roofs are subject to powerful wind-blown rains.

Fairfax, Va.: What are the top items to look for when inspecting a newly built townhouse?

Barry Stone: Anything can go wrong in the course of a construction project. Any subcontractor or tradesperson can make a mistake. There is no pattern to the occurrence of construction errors. The only way to ensure against faulty construction is to hire your own inspector. A qualified inspector in your area is JD Grewell. You can contact him at jdgrewell@aol.com.

Falls Church, Va.: This is a two parter piece -
Part 1: We purchased our 60-year-old home two years ago. We hired an inspector highly recommended by our agent (we've used this agent on our first home). In the basement of the home a couple walls were half torn down. Explanation was that the previous owner was going to do some remodeling himself and decided against it. When we bought the house we wanted to finish the basement, so this wasn't a problem. Several months after we moved in a small puddle of water appeared in the middle of the concrete basement floor. I couldn't find a source for the water and wondered if one of the kids dropped an ice cube or something like that on the floor and left it. Several weeks passed and no water appeared, so I summed it up that my ice cube theory must have been right. One month later we hired the contractor to do our basement and when he removed the half-torn wall he found water damage behind it. Further work uncovered that the wood beams supporting the foundation were rotting and that there was evidence of several attempts to waterproof the area. We paid to have a waterproofer come out and take care of the problem, which has since been resolved with a sump pump and drains. Shouldn't the home inspector have been able to detect this when he did his inspection?

Part 2: We are now getting ready to do an addition to this house that includes bumping out the rear and adding a bedroom on the 2nd story. I've not done such a renovation before and was wondering if it is recommended to hire an inspector for when the job is finished?

Barry Stone: The home inspector is responsible for disclosing problems that are visibly apparent. The question in your situation is, "Were the basement problems apparent at the time of the inspection?"

An inspection of the addition is strongly recommended.

Washington DC: I see that you've mentioned JD Grewell a few times. Any relationship you ought to disclose?

Barry Stone: I was wondering if someone might ask.
I don't know JD personally, only professionally. He's been a home inspector for approximately 30 years and is reputed to be among the most qualified in the DC area.

Northern Va.: Hi Barry. I'm hoping you can clear up a mystery for us. Since my husband and I moved into a 15 year old "aluminum siding" neighborhood a year ago, there has been a constant barrage of marketing efforts trying to get us to have our siding replaced with vinyl. Houses in our neighborhood constantly have signs in their yards that say "hail damage claim settled" while they get new siding and trim work done. We get flyers stating that if we call a certain company they can prove that we have hail damage and get our siding replaced for the cost of our insurance deductible. Frankly, this seems like insurance fraud, as the homes in the neighborhood all look fine. What's going on? Are we missing out on something?

Barry Stone: If the homes in questions do not have observable hail damage, your suspicions regarding insurance fraud may be correct. If you siding is in good conditions, don't be enticed by these bunch artists.

Southern Maryland - Please Help...: Hi, my husband and I built our house 8 years ago. We plan to sell in about 5 years. I would like to get a home inspector to inspect to see if we are keeping up with maintenance and if there are any major problems we are missing. My husband says it is not necessary but I want to avoid problems down the road. What's your advice? Also, we are getting ready to put a free standing deck over our septic which is right outside of our French doors, the environmental people and planning and zoning said it is okay as long as we have a trap for the riser. Is this a good idea? I don't see any other choice...Thanks for your answers.

Barry Stone: Having a home inspection after eight years of ownership is a good way to anticipate any maintenance problems or safety issues. I strongly recommend it.

As long as the new deck does not restrict access to the septic system, you should be ok with that add-on.

Tin roof: Tin roof questions again. How often might this roof need to be replaced given that it's a couple of blocks of the Potomac. Thanks again!!

Barry Stone: This depends upon how well it is withstanding the elements. Have it inspected every few years to anticipate any problems that may develop.

Southern Maryland:: I bought a house 8 years ago and had it inspected. Over the subsequent years a water leak between the outside wall/siding and the inside kitchen wall developed. It was noticed only after paint on the kitchen wall cracked and molded. A contractor I hired to do the repair work said the previous owner did not overlap roofing shingles over the vinyl siding when he installed it, and the inspector missed this when the house was inspected. My contractor spotted this right away and said it should have been very obvious to the inspector.

Do I have any recourse after 8 years? Who would be liable for this -- the previous owner, who installed the siding himself, or the home inspector who missed this?

Barry Stone: Home inspectors, being human, do miss defects. Some miss few, and others miss many. If this inspection had occurred recently, I'd recommend notifying the inspector. After eight years, the likelihood of having a valid claim against the inspector is very slim.

Baltimore: Hi! I hope it's not too late to submit this question! We bought a house in February... our home inspector told us the main water line going into our house -could- be a problem in several years but everything was functional. well, three days after we settled, guess what bursts?! $1800 later... do we have any recourse? Our house is two years older so we don't qualify for a class action suit that would have paid for 100 percent of the cost of repair. Our homeowners association won't do anything. Should we just continue to deal with the loss or is there anywhere else we can try (both warranty and insurance claim b/c it's an outside water line, it's not their responsibility- there was no damage to the inside of the house.... Our home owners association says b/c it's leads INTO our house, it's our problem) grrr!

Barry Stone: The home inspector should not have predicted the longevity of the water line and should not have described a faulty condition as "functional." The proper disclosure would have been, "Main water line warrants further evaluation and repairs as needed by a licensed plumber." This would have protected your interests and limited his liability. Whether you have legal recourse is a legal question, subject to the laws of Maryland. You can test this in small claims court, but I cannot predict the outcome.

Stafford, Va.: Barry:

Sorry if this question is elementary, but who generally pays for and chooses the home inspector, buyer or seller? Is this negotiable? Thanks.

Barry Stone: The home inspector is there for one reason: To provide you, the buyer, with disclosure of property defects. Therefore, you should select and hire the inspector.

Fairfax, Va.: Hi Barry. We recently bought a townhouse and used an expensive home inspector recommended by our real estate agent. Home inspection went through okay. However, after move in, we smell gas leak from the oven and had Washington Gas to come turn the gas pipe off. If there anything we can do regarding the home inspector? Thank you.

Barry Stone: Every gas leak has a moment at which said leak commenced: that particular point in time before which there was no leak. It is possible that the advent of this leak occurred between the inspection and the time you moved in. Of course, it is also possible that the inspector simply missed the leak. Either way, I presume that Washington Gas repaired the leak for free and that all is now satisfactory. If, on the other hand, there were other omissions in the inspection report, you should notify the inspector of these problems and request that he meet you at the property.

washingtonpost.com: Hi folks, Barry is going to stick around for a while longer to answer your questions so stay tuned!

Crystal City, Va.: Hello Barry,

I am planning to buy a production built home in Southern MD. The builder will break ground next month. I plan to hire a home inspector. The builder suggested that I have the inspector come inspect the home before the dry wall goes up and just before closing. At what stage should I have the inspector look at the home?

Barry Stone: A pre-drywall inspection and a final inspection are essential. Your inspector may recommend checking the property at other stages of constructions, but those are the most important moments to check the quality of the work.

Virginia: Hello. The home inspector came but it was too cold to inspect the A/C outside. It has to be over 65 degree. Should I call him again or hire an A/C contractor? Thanks

Barry Stone: A/C systems should not be operated in cold weather, as this can damage the compressor. To ensure operability of the system, evaluation by an A/C contractor would be prudent.

Woodbridge, Va.: Here's a personal recommendation for J.D. Grewell in MD. He's a bit more expensive than most inspectors, but SO worth it! We had to pay $25 for his travel and we still found him to be a "bargain". We used his services when building our new home. He was very thorough and knows building codes in and out. His inspection showed "minor" (according to builder, MAJOR problem for us) defects like the builder/plumber punching holes in the joists too close to the ends.

Barry Stone: Glad to hear that JD did such a great job for you. This verifies the reputation upon which my recommendations are based. Thanks.

Arlington, Va.: Last year, I bought the house I had been renting for two years. In order to secure owner financing, which I needed, I had to purchase it as-is and did not have it inspected. It had been completely renovated as a rental by the owners five years previously, but no maintenance had been done since. The owner assured me that the roof was under warranty. Now I believe that it leaks, and I'm told by someone who's been up there that the flashing was improperly installed. The owner (who holds my mortgage) suddenly has no idea who the roofer was that did the work.
Does "better-late-than-never" apply to inspections? I want to have the house inspected now so we'll know what needs doing and can prioritize the maintenance and repairs that I'm sure are needed. Are inspectors willing to work under these circumstances--I mean, when a sale is not pending? And what do I say when I call one?
Thanks for your advice!

Barry Stone: Buyers often make the mistake of believing that "as is" means "no inspection needed." What it actually means is, have an inspection so that you'll know what problems you're accepting as is; so that you'll avoid unhappy surprises after the sale.

Now that you've encountered one of these unhappy surprises, you need to know what other defects are unrevealed. I can guaranty that there are several. Have the property inspected by JD Grewell and you'll get a complete list.

Alexandria, Va.: I inherited a neglected house a few years ago. I've made the obvious repairs and am now wondering if there are any hidden problems I should know about. Would it be a good idea to hire a house inspector for a house that I already own and have no intention of selling anytime soon?

Barry Stone: Every house has hidden problems. I guaranty that a qualified home inspector will find a list of them in your home.

DC Area Re: Your recommendation : "If you want a top quality advocate, contact JD Grewell at jdgrewell-aol.com."

Who is this and how is he connected to you? Does he work for you?

Barry Stone: You're the second person to question this recommendation this morning. I've never met JD Grewell but am acquainted with his outstanding reputation. JD is not connected to me and does not work for me. My position is to point people in directions that will benefit their interests. Those who need a top inspector in the DC area can't go wrong with JD. When I learn of other local inspectors with the same degree of expertise, I'll be happy to recommend them as well.

Washington, DC: Will an inspector be able to give me a ballpark estimate for the cost of the repairs he identifies are needed, or just a list of work to be done?

Barry Stone: Most home inspector simply disclose defect, but some include estimated repair costs, often for an additional fee. If cost estimates are important to you, ask the inspector you intend to hire if he provides estimates.

Fairfax, Va.: The previous owners of our house replaced the waterpipes inside the house with copper (they were the PVC or CPVC that was recalled). We just recently learned that the water main from the meter to our house was not replaced. Our inspector never mentioned that the water main was built of the recalled plastic. Any re-course?

Barry Stone: Not all plastic pipe is subject to recall, and home inspection contracts often disclaim product recalls as "not within the scope of the inspection." For these reasons, you may not have recourse against the inspector.

Alexandria: We plan to remodel (finish off, basically) our basement. Would it be a good idea to get an inspection prior to this work, so we have a factual picture of the "before" situation prior to starting work?

Barry Stone: Pre-inspection of the basement is a good way to avoid problems that might occur after completing of your project.

Maryland: Regarding the addition that was built over the septic system: who would have copies of that permit, if there was one? The county? The builder?

Barry Stone: The building department which has jurisdiction in your area has all of the records pertaining to the permit history of your property.

Charleston, S.C.: What luck to find you! Tomorrow I've got an inspector scheduled to look at a 1940s era house (added to in the '70s) I plan to close on May 1. I'd like to be able to ask some intelligent questions when he's done and goes over the report. Suggestions? Also, what should I expect if a major problem is discovered?

Barry Stone: I'd like to be able to ask some intelligent questions when he's done and goes over the report. Suggestions?

Answer . . . If your inspector is experienced and qualified, you should receive a thorough and detailed verbal review of the inspection findings at the end of the inspection. At that time, hopefully, all pertinent issues will be fully addressed. In the course of that review, be sure to ask any questions that come to mind.

Also, what should I expect if a major problem is discovered?
Answer . . . If major problems are discovered, you'll need to negotiate with the sellers regarding repairs, price adjustments, or cancellation of the sale.

Atlanta, Ga.: Don't think JD works down here! How would you recommend finding a new-home inspector in another state?

Barry Stone: You'll need to get the names of ASHI certified inspectors at http://www.ASHI.com. Get the names of inspectors in your area and then phone interview them to compare qualifications and years of experience.

Leesburg, Va.: My husband and I are buying a new townhouse in a development, and the house is halfway completed. We want to have a home inspector attend our "pre-drywall" inspection with us since we want to make sure that everything behind the drywall has been done right. However, the builder and our realtor have suggested that this is not necessary and will just be a waste of money. Our realtor suggests to have an inspector attend the pre-closing inspection. But at that point, you can only look at finish details. What's your advice?

Barry Stone: Any agent who discourages an inspection is behaving foolishly, irresponsibly, and is making himself or herself a target for future litigation. Your agent's job is to represent your financial interests. If he or she drops the ball, then your pick it up and make an end run.

Arlington, Va.: Bought and closed on my first home three years ago in less than one month. By the end of the process, I felt like my buyer broker was leading me by the nose with all his suggested "experts," including an inspector. After your offer is accepted, you usually only have a few days to complete the inspection. How do you QUICKLY find a skilled and available inspector on your own? I'm told that the good ones are totally booked by realty firms. Do you know a good source for individuals to vet and hire inspectors? How do you determine a fair price for the inspection? Is it calculated based solely on square footage?

P.S. Great suggestion. At the end of the inspection, walk around the property and take a roll of film of the inside/outside of the house. Helps with planning, showing family, etc.

Barry Stone: During the time that you're shopping for a home, it's wise to concurrently shop for a home inspector. Learn who is qualified and find out how much lee time is needed to schedule an inspection. When you make a purchase offer on a property, insist on a two-week inspection contingency period, or however much time is needed to coincide with the inspector's schedule.

Lessburg, Va.: How can I get an expert like Barry Stone to inspect my new home that is now being built?

Barry Stone: If you're in the vicinity of DC, contact JD Grewell at jdgrewell@aol.com.

Springfield, Va.: We had our current home inspected when we bought it two years ago. We are now in the process of selling it and it was recently inspected by the buyer's home inspector. Their home inspector found defects that were not found during our inspection two years ago. Specifically, our home inspector had marked that our garage had a firewall and the buyer's inspector said it does NOT have a firewall. In addition, there are around $1000 of electrical problems that our inspector also did not catch (GFCI, reverse polarity, bad outlets, etc.). What recourse, if any do we have (the inspector was affiliated with a large chain)? In addition, what is our responsibility with respect to bringing the garage up to current code? The house was built in the late 60s and we think the garage was added in the 70s (possibly converted from a carport to a garage-you can see the siding on the one wall which used to be the outside wall, but is now part of the garage).

Barry Stone: The liability of your home inspector depends upon he laws in your state. Your first step is to contact that inspector and request that he meet you at the site and consider the findings of the new inspection.

Arlington--clarfication!: I know "as-is" doesn't mean "no inspection needed," but when you're confronted with "buy it or move out" and you have no time, sometimes you make compromises. The inspection would not have helped at the time because I HAD to buy, but I'm getting it now. Thanks for acting as if I'm an idiot.

Barry Stone: You're reading into my answer negative intensions that were simply not there. As far as I'm concerned, there is nothing idiotic about your question.

Barry Stone: Thanks to everyone who participated this morning. I look forward to our next chat.

Barry Stone