Mr. Rick Maday wrote his response to my post entitled "A Home Inspection is a Waste of Time and Money". This is my reply to that response.
Subject: Re; HI From:"Evin G. Dugas" <firstname.lastname@example.org> Date:Wed, Jan 16, 2008 9:24am
To:"'Owl Home Inpsections'" <email@example.com>
I am going to post your response on my blog. I will grant you that home inspection should be a crucial factor in buying a house. In Texas, however, the bar is terribly low. I could lobby the Texas Real Estate Commission to change the standards and increase the qualifications or make the inspection more thorough. However, I am primarily concerned with warning home buyers that a home inspection is not what they think it is any more than a termite inspection is what they think it is. For the record, I have defended successfully home inspectors at trial. There is no doubt that home inspectors that are conscientious do excellent work and provide a useful service. I have also encountered indifference and disdain for obvious problems including damage that was later deemed to be discoverable at the time of the inspection. I stand by my comments, harsh as they are, that the average home inspection fails to address the three most important questions in a home for the consumer: the roof, the foundation and the HVAC system. The roof is usually inspected by looking at it from the street with binoculars. Not only is the inspector not required to climb up a ladder and inspect it, most inspectors do not even carry ladders. Secondly, the foundation is inspected but not with the detail that is necessary to evaluate existing and future problems. Finally, in Texas, the HVAC system is turned on but no comment is made about its age, previous repairs and its rating for the size of the spaces it is cooling. For these reasons, I recommend that buyers hire a licensed HVAC contractor to evaluate those issues because the homeowner will need to know if this system will require replacement or future repairs.
I agree that the Texas Real Estate Commission should increase its standards on these three areas and I will submit my own letter along with any comments from any home inspector that wants to also contribute. Please feel free to comment directly and I will post rational rebuttals.
EVIN G. DUGAS
A Litigation Firm
2303 Ranch Road 620 South
Suite 135 PMB 361
Austin, Texas 78734