One of the continual debates among inspectors, defense attorneys and other interested parties is not what to write, but how to write it. The question is how much information does anyone need about any one issue noted.
In general most agree that there are three levels of comment on an issue:
- Simply describe the issue. Some inspectors hold that it is their role to simply list the issues noted during an inspection. No inspector can know enough about the buyer to know what each piece of information means to any buyer. Also an inspector can not determine the breadth of repairs needed based on his visual inspection. The buyer of the inspection service must do further research on his own. E.g. “The half bath toilet is loose and can be shifted on the waste pipe.”
- Describe the issue and explain what it means to the buyer. Many inspectors not only note issues, but explain, basically what it means to the buyer. Most avoid in-depth explanations and stick to the most prevalent impact. This technique still stays away from specifying repairs. E.G. “The half bath toilet is loose and can be shifted on the waste pipe. This can allow a leak at the floor or subfloor which can lead to both cosmetic and structural damage.”
- Describe the issue, explain what it means and specify repairs. Under this technique the inspector provides all of the information needed by the buyer except cost. The risk is that he/she could be wrong about his repair specifications. E.g. “The half bath toilet is loose and can be shifted on the waste pipe. This can allow a leak at the floor or subfloor which can lead to both cosmetic and structural damage. Remove the toilet, check the floor decking, wax ring and mounting bolts, repair as needed and remount.”
In the end, many of us use all three techniques, depending on need. After all, you probably need more information about a foundation failure indication that a simple broken window. I am always a bit concerned about any inspector that sticks to a specific technique for all items. This will invariably bog down the report or make it too sketchy.
Part of developing good communication practices for an inspector, is to develop a sharp understanding of how much information is needed for each item.
Good Luck.
