Life is tough. It's tougher if you're stupid!

By
Home Inspector with B4 U Close Home Inspections&Radon Testing (www.b4uclose.com)

John Wayne said it best.  "Life is tough. It's tougher if you're stupid!

I recently received this response to my follow up e-mail from my Morehead KY Home Inspection client asking how his deal was going and if he had any questions regarding his home inspection report.

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"They took an offer of $XXX.XX K. 

I think the current owners are a little angry about the thorough inspection you did. They didn't have one done and it cost them $18K.

I, my loan officer and (my agent) think the home inspection is well worth what I paid. Thanks for asking."

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I note that he paid SIGNIFICANTLY LESS than 18 K for the inspection.  And I also note that I don't have anything to do with determining the cost of repairs.  I just find em, I don't fix em!

 

Erby The Central Kentucky Home Inspector Mold on closet wall Morehead KY

 

 

This was the first clue.  Water damaged moldy spot on the outside wall of the closet.  The seller told us he was told, when he bought the home one year ago (without a Morehead KY Home Inspection) that it was from an already repaired plumbing leak from the sink on the opposite side of the closet.

 

 

 

 

 

 

 

 

 

 

Erby The Central Kentucky Home Inspector Missing kick out / diverter flashing Morehead KY

 

 

The top arrow points to the problem area.

The bottom arrow is the  other side of the wall in picture one above where the moldy spot grew.

 

 

 

 

 

 

 

 

 

 

 

 

Erby The Central Kentucky Home Inspector Missing kick out / diverter flashing Morehead KY

 

 

 

Water had been running into the wall, where the roof met the wall, for about 16 years.  The original builder's crew left out the kick out / diverter flashing that would have forced the water into the gutter instead of into the wall.  Sadly, there were a couple of other places where the kick out / diverter flashing was also missing.

 

I can't tell what damage had been done inside the wall.  I don't have Superman's eyes.

 

 

 

 

 

 

 

 

 

Erby The Central Kentucky Home Inspector rotted rim joist Morehead KY

 

 

 

 

But then, I don't really need them or even an infrared camera to know that significant damage exists inside the wall.  This is the rim joist under the floor, visible from the crawl space.  My probe (a very large screwdriver) went through the joist like it was melted butter.  The rim joist, to the right of this picture, was rotted all the way to the bottom along with the sill plate and subfloor.  The structural framing, along with the interior of the wall will need significant repair.

 

 

 

 

 

 

Erby The Central Kentucky Home Inspector Cedar Siding Morehead KY

 

That wasn't the only area needing significant repair.

 

The hole in the siding, at the top left corner of this window , had also done significant damage inside the wall. 

 

 

 

 

 

 

 

 

 

 

Erby The Central Kentucky Home Inspector Cedar Siding Morehead KY

 

 

 

Here's the hole that was letting the water into the wall.

 

 

 

 

 

 

 

 

 

 

 

 

Erby The Central Kentucky Home Inspector Cedar Siding Morehead KY

 

 

Here's the inside of the window.  You'll have to imagine the damage inside the wall as home inspections are "non-invasive".  We'll leave that to the repair guys to determine after the drywall is removed.

 

 

 

 

 

 

 

 

 

 

Erby The Central Kentucky Home Inspector Missing deck flashing Morehead KY

 

 

 

The deck was not flashed to the house.  I don't know if the rim joist in that area was rotted.  Nor was the deck bolted to the house.  The front right corner of the deck had started to pull away from the house as the back left corner shifted to the left.  Needless to say, it was a bit wobbly.  Likely a tear off and replace.

 

 

 

 

 

 

 

These issues had been in existence since the house was built.  A thorough, competent home inspection early on in the life of this house, like when it was first built, would have had the builder bearing the cost of fixing these issues.

Unfortunately, a Kentucky home inspection hadn't been done previously.  Now the current sellers bear the brunt of the cost of repairs out of their pocket.

 

Still think your brand new Kentucky Home doesn't need a new construction inspection besides the local code guy?

 

You might want to think again!




Posted by

=====================================================

 

Erby Crofutt
KY Lic# HI-2041
B4 U Close Home Inspections & Radon Testing
Georgetown, KY
www.b4uclose.com
502-570-4054
859-797-3873
877-513-8235

 

B B 4 U Close Home Inspections serves Central, Northern & Eastern Kentucky real estate buyers & sellers

with Kentucky Licensed Home Inspections & Certified Kentucky Radon Testing
A
ppointments available 7 days a week -  7 AM to 9 PM. 
Phones answered during same period.
 

Call NOW for your B4 U Close Home Inspection appointment!!

Why should you hire Erby to inspect your home?  See what past clients have to say!!

Here's what a couple of B4 U Close clients say: (Clicki the line above to see others)

I think the current owners are a little angry about the thorough inspection you did. They didn't have one done and it cost them $18K.  I, my loan officer and my agent think a home inspection is well worth what I paid.

Nathan, Morehead, KY Inspection  (20101012B)

Thank You for the outstanding job you did on the inspection.  We bought and sold 9 houses and this was the only inspection that was ever done properly.  It was helpful and we will use it to do the repairs with a system, instead of the guess work we usually do.  Thanks again

Mike & Barbara, Stamping Ground, KY Inspection (20050603

See a B 4 U Close Home Inspection sample report by clicking the report picture below



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Topic:
Home Buying
Location:
Kentucky Rowan County Morehead
Groups:
ASHI
Ask the Home Inspector
Home Inspectors across the country
Inspection & Real Estate Nightmares
Kentucky Professionals
Tags:
ne construction home inspection
kick out flashing
deck attachment support flashing

Comments 8 New Comment

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Rainmaker
307,588
Terry McCarley
REALTOR, SRES, CDPE - Cape Coral, FL
Right Choice Realty - Cape Coral & Fort Myers, FL

The fee for a home inspection if a small price to pay for piece of mind - I always advise buyers to get a complete home inspection.  I recently had a buyer cancel due to serious mold problems and other issues - he wasn't thrilled he paid for a home inspection and then had to cancel but he knows it saved him thousands of dollars and a ton of grief.

Hope all is well in Lexington - that is my home town - my parents and sisters still live there!

November 02, 2010 11:36 AM
Rainmaker
166,626
Allan Sanchez
Rocklin & Roseville, Short Sale Agent
Roseville CA & Rocklin CA Short Sale Agent

Looks like money well spent! I often split the cost of a home inspection with my buyers.  I want them to know exactly what they are getting themselves into!

November 02, 2010 11:37 AM
Rainer
51,112
Andrzej Niemyjski
Solutions Real Estate

I'm just like Allan I help pay for home inspection just to make sure there are no surprises later on

November 02, 2010 11:43 AM
Rainmaker
205,571
Erby Crofutt
The Central Kentucky Home Inspector, Lexington KY
B4 U Close Home Inspections&Radon Testing (www.b4uclose.com)

Terry:  Stay where you are.  It's starting to get cold here!  It's better to know what you're buying before you get stuck with a problem you don't want to deal with or at least be prepared to deal with the issues found during the home inspeciton.

Allan & Andrzej:  You're generous agents looking out for your clients and YOUR best interests.  Who is the first one called when something goes wrong after move-in.  I'd bet it's usually the agent.

 

-

November 04, 2010 09:35 AM
Rainmaker
307,588
Terry McCarley
REALTOR, SRES, CDPE - Cape Coral, FL
Right Choice Realty - Cape Coral & Fort Myers, FL

Erby - I plan on staying right here in sunny Florida - I still like visiting Kentucky but can't imagine living there in the winter months.

November 04, 2010 11:18 AM
Rainmaker
229,481
Reuben Saltzman
Minneapolis Home Inspections
Structure Tech Home Inspections

Wow, great finds.  That's one nasty rim joist.

November 11, 2010 09:30 PM
Rainmaker
205,571
Erby Crofutt
The Central Kentucky Home Inspector, Lexington KY
B4 U Close Home Inspections&Radon Testing (www.b4uclose.com)

But the rim joist is an effect, not the cause. It's that cheap piece of missing metal diverter / kick out flashing that caused all the damage.

 

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November 12, 2010 12:46 PM
Rainer
76,672
Jason M. Keith
Lending in 5280
WR Starkey Mortgage

Amazing story!  Look how much you saved those buyers!

November 12, 2010 12:53 PM
Anonymous
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Rainmaker
205,571

Erby Crofutt

The Central Kentucky Home Inspector, Lexington KY
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