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by Bill Ball
Most home inspectors would summarize their job description
as "discovering the problems in a home, and telling
the buyer about them."
The problem with this definition is the word "problem."
The common assumption about a "problem" is that
it needs to be solved. And, indeed, definitions of the word "problem" in
the dictionary are:
- A state of difficulty that needs to be
resolved;
- A source of perplexity, distress, or vexation.
Let me ask you, do you think a typical home buyer would
find a list of "difficulties, perplexities, and vexations" a
useful tool in their purchase decision?
If your answer is "probably not," I agree. Buying
a house is already perplexing enough without the home inspector
adding to the "difficulties."
Yet, the dilemma is that the home inspector has a duty to,
(as real estate law describes it), discover the "defects" in
a house and report them to the buyer. How to achieve this
legal obligation without "vexing" the buyer, seller,
and real estate agents is the conundrum of home inspecting.
I have found that the answer is to change the definition
of the job ... i.e., if a home inspector’s duty is
to discover the "conditions" of a home rather than
the "problems" -- then, instead of perplexing the
parties, clarification of the issues can result.
This goal can be accomplished by utilizing the protocol of
the Uniform Home Inspector’s Code Book™. The
HICB™ defines a home inspector’s duty¹ as:
·
To prepare a written report on the "conditions" of
the visible and accessible components of a dwelling.
·
A "condition" indicates, (in the judgment or evaluation
of the inspector), that the performance of a component is
outside the typical "norms" for that component,
(as defined in the Code Book™).
"Norms" are residential health and safety standards,
or other conditions regarding habitability, that may materially
affect the value or desirability of the property, or the
serviceability or durability of the dwelling’s components.
Reportable "conditions" are usually limited to
those conditions which fall outside of the above "norms."
Notice that there is nothing in the above definition about
the "problems" with a house. That is because a "condition" reported
to one buyer who views it as a "problem" may have
no significance at all to another buyer -- depending upon
their expectations.
An example might be a report that the carpet is worn: One
buyer was planning to have new carpet installed before moving
into the home; and another buyer doesn’t have the budget
to replace the carpet. Each buyer would view the same "condition" differently.
As you can imagine, there are literally hundreds of conditions
about the thousands of components in a home that might have
different significance to different buyers. A properly performed
home inspection does not assume that each condition identified
by the home inspector is a "problem."
By following the HICB™ definition of a home inspector’s
duties, the real estate agent’s goal of full disclosure
can be achieved without unduly influencing the buyer with
prejudicial "problem" terminology. Find
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