Articles - Inspection Challenges

Prescott Courier column August 6, 2010

Two weeks ago an email was sent out to all Prescott area Realtors and home inspectors stating that a new law was passed regarding home inspections.  The email stated the Board of Technical Registration (‘BTR’, the state agency that regulates home inspectors) now requires home inspectors to inspect swimming pools and spas.  I received about a dozen emails and calls from Prescott Realtors and home inspectors about this.  Last week the Arizona Republic wrote about new laws and stated the same thing: home inspectors now have to inspect pools and spas.  I received a couple dozen phone calls from Phoenix home inspectors after that.

Some of the home inspectors were a little upset with me, because I serve on the BTR Home Inspector Rules and Standards Committee.  They wanted to know why we (the committee) would support this and require home inspectors to inspect pools.

Let me set the record straight:  home inspectors are NOT required to inspect to pools and spas.  The Rules and Standards committee initiated this action and supported this bill to protect the public and home inspectors.  Many Phoenix home inspectors will inspect swimming pools (for an additional fee).  The BTR has received complaints regarding pool inspections by home inspectors.  The BTR cannot review these complaints if there are no standards for the inspector to follow.  So the new law states that IF a home inspector chooses to inspect a pool or spa, he must follow the standards adopted by the BTR.

I’m going to finish this column with three emails I received and sent after my last column, which are pretty self-explanatory:

Randy,
We recently purchased a 5-year old home in Prescott, which had a very nice, thorough inspection.  
Once we moved in we started renovation work.  While adding a hole in the roof for a new skylight, we were flooded with water!  First thought was that we had hit a waterline that was buried in the foam roofing.  Instead, they had broken a foam dam formed around the base of an air conditioning unit which released water when it was breached.

Apparently when the roof was foamed, instead of moving the unit and foaming underneath it, they had built a foam dam around the unit.  Unfortunately, over the years water had seeped under the unit, which was resting on 2x4s.   So when they cut the hole for the skylight, which happened to be close to one of the units, the dam was breached and old, nasty water seeped in through the attic and in to the house -- they estimate about 20 gallons of water under each unit!

To make a long story short, we had to remove the units, patch the foam roof, and replace the units on stands.  This would have bitten us eventually, so I'll be grateful we found this problem now.  Although it's added another $3,500+ to our renovation!

No inspector could have possibly found this; it wasn't visible, and we certainly don't hold him responsible.  We just thought you might want to know, and may chose to pass this little issue on to your readers who have foam roofs.  They may want to be wary of this situation.

Thanks for your time!

P.S.  Oh BTW ....You were our inspector.
Barry and June,

I’m sorry to hear about your water problem.  You don’t know how much I appreciate that you realize this was a hidden defect that was not visible.  Every home inspector has had contractors that discover a leak (or other hidden defect) and immediately say “You’re home inspector should have caught this.”  They don’t realize that we don’t carry saws or drills with us, and are not allowed to do any type of destructive testing.

The last time this happened to me the contractor opened up an exterior wall during a remodel and discovered no insulation.  He immediately suggested the owner contact the inspector (me) because I should have caught this in my inspection.  In my reports I never comment on exterior wall insulation other than to say it’s not visible.  In the Insulation section I have the following statement:  I do not comment on wall insulation because it is not visible.  (If the wall insulation is visible, you better check the Interior page for comments about damaged walls.)

Do you by any chance know who installed the foam roof?  Do you mind if I use your letter in my next Courier column.  I will use it to make the point that even the most thorough home (visual) inspection cannot find all possible defects.

Randy,

No, I don't know the name of the company that installed the foam roof -- I seem to remember though the previous owner said it was a friend of his!  But you may certainly use our names.

One of the best things about your column is that it educates the public.  No one could have possibly known about this; but it is something a potential home owner might want to ask about if they're purchasing a home with a foam roof.  Eventually, I have to assume it would have found a weak spot and leaked into the house -- and depending on where it leaked, we might never have thought to look under the air conditioning unit.  We're happy we found it now, so no complaints here (well, okay, the added expense, of course).  

On a side note about foam roofs.  We feel very lucky this house has a foam roof.  After moving here from Alaska (30 years there), we have yet to turn on our air conditioner, and we attribute that -- in most part -- to our foam roof.

BTW, another good thing about your column is your humor; you're a very entertaining writer; we enjoy your columns and, like I said, we were very pleased with your inspection.

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