I know that some inspectors have gotten very tired of, and critical of, inspectors who do not traverse roofs or enter areas that they should. At the last home inspector licensing board meeting, for this state, a contingent wanted to mandate that any inspector who does not, as standard procedure, go on the roof must disclose that to the client as a vulnerability in the inspection. That language was in the standards but, in the end, it was taken out due to complications some of us saw with enforcing the rule. I did not vote for that language, but I do understand the point and the frustration of those who wanted that language in the state law.
There are inspectors who avoid roofs, attics or uncomfortable claustrophobic situations, even crawl spaces. The members of the board, who drafted that language, wanted those weak inspectors exposed to the public. Many inspectors, who only partly do the job, cover themselves legally by using broad language, such as taking a cursory look at the roof and inserting a generic statement in the report that says the roof should be further evaluated or cleaned by a professional roofer. Sure, some inspectors argue that it is unsafe to get up high, as in to look at the roof. But gee, inspector guys and gals, we are inspectors, not soda jerks. We should be able to physically get on most roofs (assuming the materials allow that) and we should be able to look in attics. And we ought to be able to get into a crawl space that has a reasonable distance from the ground up to the beams.
Now that you understand my view on the matter, and that I think an inspector needs to try to actually do a detailed job at the inspection, I will tell you that yesterday I refused to go on a roof. I refused to do so in my own mind. Nobody was insisting that I get up there. Telling the story, it sounds like I should have gone up there -- single story house, gentle 3/12 slope, composition shingles so lots of traction. Let me tell you the rest of the story.
I left Bellingham, home base, and it was cool, but a nice day. Temperature was about 38 degrees. When I got a few miles north of Bellingham, moving toward the city of Lynden, I started noticing snow and ice. The home I was looking for was out in the country and, when I got there, after driving down an icy road and doing some slip-sliding around, I pulled into the driveway. The photo below shows the condition of the roof.
In this case, there was only so much I could do. Getting my trusted ladder out, and making sure it was not going to slip, I got up at the eaves at every corner. I also moved the ladder to other locations and viewed the roof there. From these moving vantage points, and with binoculars, I looked at the flashing on the chimney, which was bare of snow. I looked at the electric mast and the B-vent. Surprisingly, I was able to see some problematic flashing details. I was also able to determine that the roof was not multiple-layer and that, from what I could see and feel, the shingles looked to be okay. Now, that does not mean that, when the snow melts, there will not be some areas where shingles have been blown off -- I just do not know.
At least, after doing that work, I know that I did all I could do. When I recommend that the flashings should be repaired and that a roofer should further evaluate the roof, when it is not covered with snow, my recommendation is valid. It is not merely my issuing stock language to cover my rear because I did not inspect the roof. Again, I admit that there are exceptions to the practice of an inspector always walking the roof -- times when a roof cannot and should not be traversed. In this state, with so many composition roofs, that is rare. Unfortunately, a number of people in the inspection industry forget that they are being hired by clients to inspect and to do that right, it often takes mussing the hair and getting the hands dirty. Sure, an inspector cannot "crank" as many jobs in a day if he or she actually makes a commitment to do the work, but doing the job thoroughly is what we are being paid to do by our clients. Even when one is trying to do the job right, it is easy to miss something. Therefore I do not understand those who are more concerned with covering-up a slip-shod job with generic disclaimers than they are in trying to serve their clients.
Steven L. Smith
Bellingham WA Home Inspections
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It wouldnt have done much good to climb on that roof... unless you had a snow shovel!
I have had inspectors that refused to go into crawl spaces... How the heck can you inspect if you dont start from the bottom up????
Robert,
In this state, any serious inspector had to be a structural pest inspector. And, by law, we had to go in a crawl space if it was at all accessible. Snapping raccoons and angry crocodiles might not be valid excuses. Some laws have changed so I do not know just how that will all wash out. Agreed -- not check crawl space and roof, why do such a lousy job?
Steve, I love it. I have often wonderd how some guys figure they are inspecting the roof without even making an attempt. you are right, we are hired to INSPECT, so the best place to inspect a roof from is.......the roof. The attic is also a good place, but that's another story.
But yeah, I agree, you need to get your hands dirty in this job. too easy to snap some pictures, call for evaluation, get your check and go to the next.
But, if you provide excellent inspections and truly work hard for your client, they will spread the word for you. Be safe.
Steve, excellent point. There is nothing wrong with an inspector if they are not going to inspect something on a house, as long as it is disclosed at the first point of contact. At the time the inspector is called for prices and services, NOT at the time when they arrive at the house, the middle or end of the inspection.
When people call my office and I know that weather conditions is going to stop me from inspecting a certain area of the house I will let them know prior to scheduling an inspection. Giving them the option to continue or reschedule the inspection.
When clients are calling, the first thing they are told when calling around is to ask the inspectors is "what is it you are not going to inspect on the house and why". They always call back to set an appointment with us. The reason is, by the time the other inspectors are finish with explaining everything else with what they do inspect, the list sounds impressive.Never talking about the I DON"T. I encourage them to call around before setting up an inspection with us.
Word will get around real quick in the Realtors realm.
~ Life is Good
Good post Steve----the roof is the thing that keeps water out of the house----it is REALLY important to have as much information about it as possible. When they are covered like the one in your picture, there is not a whole lot to gain from traversing it---even if it wasn't dangerous:)
If I need a raft to get around in the crawl I wont go in. Snow, ice or hard rain, wont go on the roof. Never have refused an attic (been run out of one or two by 4 legged squatters). Roofs in this area are usually spring summer or fall. You can't finish the inspection if your in ER. (I speak from experience)
Jack,
Too much water in the crawl space is a good excuse. That is up there with snow on the roof.
Ian and Roy,
Thanks for the comments. Roy, you sound like some of the guy's on the licensing board. Good stuff.
Steve, As you said stock language is used in many instances when an inspector does not actually inspect or thoroughly inspect something. It is a complaint I have heard often where the entire inspection consists of recommendations for further evaluation of each component in the home. Couple that with short reports with little information and you have a poor inspection and ultimately a sub par inspector.
I have said this before-----but more and more, the general public is going to expect home inspectors to actually know what they are talking about:)
Steve, when you stop and think about what you guys are expected to do, you wonder why so many are getting into the business. Crawling under and over houses is enough to scare lots of people, including me! Ya'll do a good job, mostly!
Yeah, don't get me wrong, if I feel my safety may be jeopardized, I won't traverse it either. But there are lots of inspectors who just don't, and then claim it just needs repair or further evaluation. To me, that is basically wasting your clients money.
Steve - Your decision was certainly justified in this case. I forgive you!
Steven, I've had my heart in my throat a couple of times watching inspectors hoist themselves through access panels onto roofs. Most of the guys here do roofs unless they're slate. Even then, they'll put the old ladder up and get as close as they can. And the termite guy I use is like a human mole! And you're right. You've got to do whatever it takes within reason and common sense.
Steve,
I have walked roofs that have snow on them - not often - but the determination on the safety of the move is all mine. I had a customer who demanded that I get up on a damp roof - 3 stories up (could have gotten there from a deck), wet and high wind. I passed. The SOB cut my check $50. and wrote a three page letter on why he wasn't cheap, just disappointed. There isn't a roof out there that is more important than me going home to Mrs. Duffau in the evening.
It drives me nuts when the inspectors don't even try. My business took off like a rocket because I actually would go into the crawlspace. That's a pretty low (pun intended) threshold for getting started.
Hey Steve...have you ever heard of ice skates? lol...just kidding. What more could anyone expect under those conditions. I bet many inspectors wouldn't have even gotten the ladder out.
Steve, my other inspector and I will go on single story roofs if the pitch is not too steep but we will not go on 2 story roofs. I cannot see getting someone hurt and taking on that liability. This is a business decision. We have been very successful in seeing what we need with high power binoculars. We also take a video of every roof that we cannot get on. You will be amazed at what a camera will pick up. - Also good for CYA purposes...
Your building consultant in Brentwood, TN ~ Michael
I understand Michael,
I had a two-story yesterday that I probably should NOT have gone on. There were so many problems though that it was pretty much mandatory.
Great Post Steve,
You would be amazed at how many inspectors in the Hampton Roads area of Virginia don't get on the roof during a home inspection. They inspect everything in the house but not the 1 thing that protects it from the elements! It is easy to spot a blow off from the ground or a plywood buldge with a digital camera zoom, but an exposed nail head? Loose or missing fasteners in a ridge vent? Cracked boot jacks?Kind of tough from the eave.
I am a huge proponent of safety, don't get me wrong. In The Virginia Beach area of Virginia, the roofing building codes are slack at best. It is very important to ask what can be expected and excluded from the inspection for home purpose. Moreso than who is the cheapest inspector!
As I stated, great post, I have subscribed to your b;og and look forward to the next post.
David Phelps