Some say home inspectors are inconsistent because their reports identify some minor problems but not others. The minor details that are identified were probably discovered while looking for more significant items, and were noted simply as a courtesy. The intent of the inspection is not to find the $100 detail... it is to find the $1000 items. Some problems can only be discovered by living in a house. For example, some shower stalls leak when people are in the shower, but do not leak when you simply turn on the tap. If there are no clues of a past problem, one cannot presume that the inspector should predict a future problem.

The main source of dissatisfaction often comes from comments made by contractors, whose opinions may differ from that of the home inspector. Don't be surprised when three roofers all say the roof needs replacement when the home inspector said that, with some minor repairs, the roof would last a few more years. While the inspector's advice might represent the most prudent thing to do, many contractors are reluctant to undertake repairs. This is because of the "Last Man In Theory". The roofing company fears that if they are the last people to work on the roof, they will be blamed if the roof leaks, regardless of whether the leak is their fault or not. They might not want to do a minor repair with high liability when they could re-roof the entire house for more money and reduce the likelihood of a call-back. This is understandable.

There is more to the "Last Man In Theory". It suggests that it is human nature for homeowners to believe the last bit of "expert" advice they receive, even if it is contrary to previous advice. Home inspectors unfortunately find themselves in the position of "first man in" and consequently it is their advice which is often disbelieved.

"I can't believe you had this house inspected, and they didn't find this problem."

There are several reasons for apparent oversights:

1. Home inspectors are generalists, not specialists. The heating contractor may have more heating expertise than the average home inspector. This is because home inspectors are also expected to have cooling, plumbing, roofing, structural and electrical expertise.

2. When a problem manifests itself, it is very easy to have 20/20 hindsight. Anybody can say that the basement is wet when there's 2 inches of water on the floor. Predicting basement dampness is a different story.

3. If the home inspector spent half an hour under the kitchen sink or 45 minutes disassembling the furnace, s/he could find more problems, too... but the inspection might take a few days, and would cost considerably more.

Food For Thought:

A home inspection is designed to better one's odds. It is not designed to totally eliminate all risk. A home inspection should not be considered an insurance policy.

The premium than an insurance company would have to charge for a policy with no deductible, no limit and an indefinite policy period would be considerably more than the average fee for a home inspection. It would also not include the value added by the inspection.