[USER]

We just purchased our new home last month (moving from out of state). Inspection was completed about 3 weeks before closing. Based on report, we asked sellers to complete some repairs (roof repairs, non-functioning drawers, shower door replacement, carpet cleaning, etc).

After move-in, we discovered the oven doesn’t heat (it indicates it has preheated, but there is no heat), the upstairs AC was not functioning (sellers had set downstairs AC super cold so upstairs would cool), and there were some doors and door frames split down the middle.

There were dozens of other items missing in the report, but these were the most inexcusable and costly. The home inspection company has a 120 day “if we don’t report it, we repair it” guarantee.

However, home inspector is claiming that all of these things were working the day of inspection and that he advised us to buy a home warranty. How do I move forward from here? (And yes, errors were made on my part and I’ve learned a lot of lessons. Please don’t reprimand me…Just looking to see how to move forward now.)

[Starla]

If you have already closed and you did not buy a home warranty, you’re pretty much just stuck with what you have. Any lived-in home is going to have some issues that need addressed. We’ve never moved into one that did not.

[Cierra]

Does your inspection report have photos? Did the MLS listing have photos?

Go to the inspection report under HVAC and see the notes on the upstairs AC. If it was in good working condition maybe whoever moved out of the house unplugged some things in anger and the repair won’t be too costly. Same notes about the oven, check for what the verbiage says. Was your realtor on site during the inspection?

Someone should have been there with the inspector.

[Heather]

So, when our HVAC is tested for home inspection, they read the air coming out of the vents with a temperature gauge and take a picture. That shows the temperature at each register. They don’t go by ambient temp in the house.

Same for oven. It would not only be turned on and look for a light, but temped. And a picture would be taken to prove it was in working order.

I have always accompanied the home inspector as well, but would have had my realtor there if I could not be there.

The doors, unfortunately, could have been damaged during the interim move out process if the previous owner still had belongings.

Unfortunately, some home inspectors are better than others.

A home warranty at this stage may work for the HVAC but would be fraudulent most likely and seems unethical to suggest, even if potentially not illegal. They would also most likely have a waiting period for that claim.

I’m sorry. Home ownership sucks sometimes.

[Dani]

Write a detailed review about them not honoring their guarantee in the Better Business Bureau and review sites. Something will get their attention.

[Stephanie]

Is the home inspector employed by a business or working independently? I would see if you can go to a superior and have his work looked over, as it sounds like he doesn’t have record of testing these things other than his word against yours.

Our inspector took pictures of everything. Pictures of laser thermometers testing heat/cool outputs, etc.

I would write (always written record!) to the home inspection company requesting photographic proof that their inspection registered these things.

You can also ask where to send the invoices for the repairs you’ll have to do for the things they missed. Worst they can do is say no.

[Franci]

Did your agent do a walk through with you the day of settlement. In va we go through the house the day of settlement to test things as well. We have a paragraph in the contract that we check off the house is to be delivered in the same condition as the day the contract is written or the day the home inspection was performed.

If the home inspection passed those items and they were not working at the walk through, then the seller is responsible. But once you settle here the deal is completed.

[Carrie]

Oh no! I’m so sorry to hear this. Did the seller give you a 1 year home warranty? I had several issues when I bought my house 4 years ago, but the home warranty covered everything

[Robert]

Ask them for proof it was not there when they inspected.

Otherwise, the guarantee is BS.

Post to MLS or local realtors and social media. State facts only and it is not libel or slander.

[Sarah]

Good luck. I had the same “guarantee” with my home inspection. The sewer line was COLLAPSED between the kitchen and bathroom.

The kitchen sink immediately backed up and didn’t drain the day I moved in and tried to use the sink. The home inspector claimed the same.

Plumbing was working properly at time of inspection. Neighbors told me a plumber has been out prior to condo being put up for sale. Inspection guarantee refused to cover. My home warranty refused as pre existing.

My home owners insure refused it for being pre existing. An attorney wanted 10k to take my “great case”. I spent 8k out of pocket to repair – on a 70k condo

[Fred]

Home inspections are worthless in my experience.

Many states have no requirements to become an inspector and the ones that do usually just require a license which is easy to get.

A better option is to hire a roofer, plumber. HVAC contractor, and electrician to inspect the major systems in the home.

[Author]

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