(04-13-2018, 09:05 PM)Foggy Wrote: I learned to leave a couple of inconsequential items undone for final inspections. Some inspectors and architects just have to write down something, even if they have to invent it. Best to give them something that's easy to fix.
I put every defect I see in the report. I feel that my client paid for a complete inspection and that's what they get. IMHO, there really are no inconsequential defects when buying a home because they do cost money, time and other resources to fix. But I also categorize them all in a summary as not to frighten the buyer and choose my wording carefully. Most (not all) buyers don't know squat about a home so they'll have to rely on hired help for maintenance and repairs and me to let them know they currently exist or are imminent. I owe them accuracy and am compelled to do so by my state and insurer. Maryland follow a national standards of practice and I follow it, not all states do and some states have their own standard (Fla, Tex). Some states require no training at all and have not adopted any standards.
I list all findings in the summary, even the seemingly inconsequential stuff
"items not working" Just as it says, anything that isn't working.
"Improvement items" No HVAC source in rooms, missing or damaged window screens, slow drains, leaking faucets, no disconnects at HVAC equip, single pane windows, peeling paint, downspouts discharging close to the foundation, dirty rain gutters, dirty air filters etc
"Safety Hazards" Non GFCI or reverse polarity or open ground outlets, tripping hazards, none anti-siphon hose bibs, loose or missing handrails etc.
"Major concerns" Needs fixing now. Did one yesterday where the condensate line ran uphill.
"Items to monitor" Wood rot on deck posts, fences, water stains but no moisture detected etc
"Deferred cost items" Old HVAC, Roof, Windows etc
Anything that doesn't meet the national standard goes on the report.
This way they can budget for the future, take care of the "now" items or do nothing. But at least the have the information that they paid for.