Home Improvement : Buyers Should Order Their Own Inspection

QUESTION: We are considering buying a specific house, and the seller showed us a copy of an inspection they had performed to satisfy their disclosure requirement. We’re a little skeptical since the inspector worked for the seller, not for us. Should we hire our own inspector to review the condition of the house?

ANSWER: Yes. While we in the industry would like to think that an inspection report will be free of bias, there is some natural tendency to try to please your client. In this case the inspector could have phrased his findings in the seller’s favor.

The same facts might come out with different emphasis if you have your own inspector do the job. Even more significant is your comment about the inspection “satisfying the sellers disclosure.�

It would be very unusual for a home inspector to take on the responsibility for facts that only the seller might have knowledge of, such as past problems or known yet hidden defects. I’d suggest not only having your own inspection, but also demanding a disclosure statement completed by the seller.

Sliding Windows Difficult to Open

Q: Our horizontal sliding windows have progressively become more and more difficult to open and close. Recently, one of the window frames actually pulled off the glass when I tried to pull it open. I’m calling a glass company to fix the damaged window, but how can I prevent this from happening on other windows?

A: First try cleaning and waxing the bottom track of the windows. If that doesn’t work, the problem may be with the rollers or guides at the bottom of the sash frame.

Remove the sash by lifting it straight up, then while holding it up pulling out at the bottom. Examine the rollers or guides for damage, and replace those that need it.

Our only other suggestion is to try to get in the habit of pushing, not pulling, to open or close aluminum framed sliding windows. Pulling on a sticky window may cause the frame to bend enough to come off the glass, just as happened to you.

You were right to call a glass company to put it back, although it is not too difficult as a do-it-yourself task: Remove the sash as described above, unscrew and remove the loose side, push the vinyl gasket back on the glass, then reinstall the frame side.

Hire an Inspector, Not Your Uncle

Q: My uncle is a contractor, and has offered to inspect the new house we will buy when we’re ready. Are there any guidelines I can pass on to him for his inspection?

A: The best guidelines are often ones you should follow, not your uncle: Don’t have a friend or relative or anyone who might be personally involved do your home inspection. You need objective facts, best provided by someone with no personal interest in the transaction.

Don’t rely on vaguely related qualifications such as a contractor for selecting a home inspector. The inspector’s work is not that simply defined, and should include direct prior experience inspecting, not contracting, engineering, etc.

Ross is the public relations chairman for the California Real Estate Inspection Assn. (CREIA / ASHI), a statewide trade association of home inspectors. Readers may send their comments or questions on home inspection topics to Bill Ross, CREIA, 1100 N St., Suite 5-D, Sacramento, Calif. 95814.