ONIONS
By Ron W. Ringen
owner of 'Ringen’s Unbiased Inspections'
Wood pests, wood destroying organisms, structural pests, termites and
dryrot, or, fungus, whatever or however you refer to them, they are the
uninvited, unwanted guests that can degrade the wood structure of your
home, or, the home you are interested in purchasing. What is interesting
is how these conditions are addressed in the various states. Some states
allow Home Inspectors to identify and report on these issues if the
inspector is properly certified/licensed. Meanwhile, other states
(California is one) do not allow Home Inspectors to identify wood
destroying organisms unless that inspector is also licensed as a
Structural Pest Inspector, of which there are very few. But, if the
inspector is properly licensed, then the reporting will be done on a
report form mandated by the Structural Pest Control Board located in
Sacramento, and the reporting process falls under a whole slew of
regulations administered by the Structural Pest Control Board. In
California, a Home Inspector can only mention a “wood pest” or “white
growth” condition and note it in his or her report, and then, can only
refer/defer to a licensed Structural Pest Inspector/Company for further
details, proper identification of the wood pests involved, and,
recommendations necessary to correct/repair the issues present.
This practice is unfortunate as that process breeds (in California
anyway) a huge conflict of interest situation that revolves around the
home sale/purchase activity. In California, the Structural Pest Companies
perform the “termite” inspections (the term commonly used to describe
a Structural Pest Inspection) for little or no money with the intent of
getting their “foot in the door” to do the chemical treatments and
repair jobs, which can be very expensive. So, lets peel off the first
layer of the onion. The scenario goes: The inspector/company you call to
make the inspection is the same person/company who provides you with a report that
outlines the repairs and chemical treatments that he/she says are needed,
which is the same person/company shoving a pen and a work contract into your hands
to sign, which is the same person/company that sends out their repair crew
to perform the work, which is the same person/company that “inspects”
the completed work and then issues a Notice of Completion and certifies
the property “free and clear.” I don’t know about you, but in my
opinion, that is a big conflict of interest.
But wait, lets take it one more
step further. Lets peel off the next layer of
the onion. How about the fact that many of the “termite” companies pay
their inspectors straight commission on WORK PERFORMED/COMPLETED! Might
that smack of a little conflict of interest? How comfortable would you
feel having your home inspected under those conditions? How objective and
impartial do you feel the outcome of the “termite” report will be,
knowing that the “termite” company/inspector lost money the moment the
tailgate of the inspectors’ truck went through the shop gate on the way
to the inspection and now they need to recoup?
Time to peel the next layer off of the onion (are your eyes watering
yet?). Now lets throw the real estate agent into the mix. The agent calls
the “termite” company for his client (purchaser) and orders the
inspection. All fine and good unless this agent happens to be one of those
who has a predetermined idea as to what the outcome of the inspection
should be in order to close the deal quickly and with no hassles even
though the inspection report may have no basis of reality as to the
conditions present. This is why, on occasions too numerous to count, two
inspections of the same home are worlds apart. The rule is: both/all
reports of the same home should contain the same findings, but the
recommendations to repair may differ as inspectors may have different
methods to correct the conditions found. It is very disturbing when
comparing two reports of the same home, that, the diagram, as well as the
findings, are as if the two inspectors looked at two different homes. But,
this occurs all too often because of the pressure applied by the agents by
“black balling” inspectors that are perceived to be “deal busters”
because they actually do their job and accurately report conditions
present.
Please don’t feel that this discussion is saying that all real estate
agents or termite inspectors/companies are “shady.” More are good than
bad, but the questionable still exist and you need to be aware and "do
your home work” so you don’t end up in a situation for which you didn’t
bargain.
So, lets peel another layer off of that onion, but in a positive way
this time. ALWAYS, I REPEAT, ALWAYS interview the real estate agent before
engaging them. Just because the agent meets you at the door of the office
doesn’t mean you are “stuck” with him/her. If the agent is the
listing agent of the property, be especially wary. They will not legally
be working for you or have your best interest at heart. That is where the
questionable termite inspector/company may suddenly appear. You want to
ask the hard questions and get the proper answers! You want to know names
and phone numbers---- not of sellers, but of purchasers of property
handled by the agent so you can find out how their (the purchaser)
experience was. Of course, this is a good time to find out how satisfied
they were with the pest work that was performed. You would be surprised by
how many buyers are very unhappy with the quality/completeness of the pest
repair work but don’t have the stamina to “fight the system.”
In closing, referrals from qualified sources
are your best way to find
the inspector and real estate agent that will best serve you. Remember,
the ones charging the least are most likely the ones to give you the
least. A home purchase is probably the single largest investment any of us
will make in our lifetime, so don’t shortchange yourself by falling into
the age-old trap of the “cheapest.”
Ron Ringen owns and operates Ringen’s Unbiased
Inspections, which is located in Sonora, California. Ringen’s Unbiased
Inspections serves the beautiful gold country of California that includes
the foothills and Sierra Mountains in the counties of Tuolumne, Calaveras
and Amadore. Ron has been involved with the Structural Pest Control
business for 43 years and has been a licensed Structural Pest Inspector in
California since 1968. Ron is a licensed General Contractor (B) in
California and has been since 1977. Ron is certified with the American
Institute of Inspectors as a Home Inspector, Manufactured/Modular Home
Inspector and a Pool and Spa Inspector.
By Ron W. Ringen
© 2007
More information at:
http://www.unbiasedinspections.com/onions.html
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