ComplaintsforAdkins Home Inspection Llc

• Initial Complaint

  08/19/2024

  Complaint Type:

  Service or Repair Issues

  Status:

  Answered

  More info

  * Home inspection was done on 5/7/2024 * Paid $437.50 to the company for the home inspection * We paid Adkins Home Inspection to do a full inspection of the property we were wanting to purchase. When we got the inspection report back from this business it stated that nothing was urgently needed fixed and most of the repairs were cosmetic. They stated that the plumbing was in working order, (in fact it was not) I had flooding on the first day. The ** unit had no emergency cut off fuse box outside by the unit and one of my refrigerant lines were kinked which caused by ** unit to burn up. Only thing stated about the ** lines is that (it needed new protective cover)- which should have been put in the inspection report for the previous home owners fix per the HV** company. My hot water tank was not up to code - the water heater company stated that it should have an expansion tank on it - the inspection report never flagged it nor stated that it needed it. Also the inspection report stated that our washer was in working order and needed no repairs. On the first day of being in the home and running the washer water leaked a large amount of water out of the door due to the hinge being broken and the previous home owners told us verbally that the hinge was broken and the inspector stated in his report that it wasn't. Eventually we called the inspector ourselves to try and dispute the inspection and told us that "our house will never be up to code, it's too old and the companies that you had come out and check on the issues listed were just trying to upsell you". * This dispute is about how the business failed to properly inspect the house and has costed us thousands and thousands of dollars in repairs that were present at the time of selling but not put in the inspection report. * The business is not willing to work with us to get this resolved, as stated above they said that all these companies are lying to us and our home will never be up to today's standard code.

  Business response

  08/28/2024

  Dear Better Business Bureau,
  
  Thank you for bringing this matter to our attention. We take all customer feedback seriously and strive to ensure that every client is satisfied with our services. We would like to address the concerns raised by ******************** regarding the home inspection conducted on May 7, 2024.
  
  **Inspection Conducted in Accordance with Ohio Standards of Practice:**
  Adkins Home Inspection performed the inspection at **************** following the Ohio Standards of Practice for home inspectors. These standards outline that the inspection is a visual assessment of readily accessible systems and components, which is not technically exhaustive. The inspection report explicitly states that the findings are based on the conditions observed at the time of the inspection. It is important to emphasize that this inspection does not guarantee the future performance of these systems or serve as a code compliance inspection.
  
  **Plumbing and Sewer Scope Recommendation:**
  Our inspection report recommended that a sewer scope examination be conducted, especially given the age of the plumbing system (Home Inspection Report, Section: **Plumbing, Comment 18**). This was a crucial step to assess the condition of underground drainage systems, which was not pursued by the client. The flooding issues experienced could potentially have been identified and addressed through this additional service, which falls outside the standard scope of a visual home inspection.
  
  **Code Compliance Relative to Home Age:**
  The property inspected was built in 1965, and as per the Ohio Standards of Practice, our evaluation is based on the standards relevant to the time of construction. It is important to clarify that home inspections are not intended to assess current code compliance for older homes. Building codes evolve over time, and a home that was built to the code standards of its era may not meet today's codes. However, this does not mean that the home is unsafe or defective; it simply reflects the differences in building practices over time. Additionally, home inspectors in **** are not permitted to assess or enforce code compliance, as this falls outside the scope of a standard home inspection. Our role is to evaluate the safety and functionality of the home's systems as they relate to their intended purpose, considering the age and condition of the property (Home Inspection Report, Section: **General**).
  
  **Air Conditioning System:**
  The inspection report clearly noted the age and condition of the air conditioning system, recommending that it be serviced due to its age and advising the client to budget for potential future repairs or replacement (Home Inspection Report, Section: **HVAC, Comment 17**). At the time of the inspection, the unit was operational and performed as expected for its age (installed in 2011).
  
  **Washing Machine and Dryer:**
  The inspection of the washing machine and dryer is not required under the Ohio Standards of Practice. Our report's comments regarding the washer were based on a cursory check, and the sellers failure to disclose the broken hinge, despite their knowledge of it, likely contributed to the issues encountered by ******************** (Home Inspection Report, Section: **Laundry, Comment 36**).
  
  **Home Warranties and Seller Disclosure:**
  It is important to note that the home came with multiple warranties, which ******************** could have utilized to address some of the issues experienced. Additionally, the seller admitted to not disclosing prior problems with the **washer and dryer** and **plumbing**, which were critical to the post-purchase problems experienced by ******************** (Home Inspection Report, Section: **Plumbing, Comment 18**).
  
  **Contractual Agreement:**
  ******************** signed a detailed home inspection agreement prior to the inspection, which clearly outlines the scope, limitations, and expectations of our services. This agreement is a critical component of our professional relationship and serves as the foundation for the inspection process. Below are key points from the agreement, which directly relate to the issues raised in the complaint:
  
  1. **Scope of Inspection**: 
     - As stated in the agreement, the inspection is a visual, non-destructive assessment of the homes systems and components, designed to identify material defects observable at the time of the inspection. The report does not guarantee the future performance of these systems or serve as a comprehensive evaluation of all potential issues (Home Inspection Report, Section: **General**).
     - The report specifically noted the age and condition of the **plumbing** system and recommended a sewer scope due to the presence of cast iron and galvanized pipes (Home Inspection Report, Section: **Plumbing, Comment 18**).
  
  2. **Standards of Practice**: 
     - The inspection was conducted in accordance with the Ohio Standards of Practice and the InterNACHI standards, which do not require the inspection to address code compliance, especially in older homes. The report highlighted the need for **HVAC servicing** due to the age of the unit and noted that while the air conditioner was functional at the time of inspection, budgeting for future repairs was advisable (Home Inspection Report, Section: **HVAC, Comment 17**).
     - The lack of a modern expansion tank on the **water heater** was not flagged as it is not required under the standards applicable to the age of the home (Home Inspection Report, Section: **Plumbing: Water Heater, Comment 22**).
  
  3. **Limitations of Liability**: 
     - The agreement explicitly limits the liability of Adkins Home Inspection to the fee paid for the inspection. ******************** had the option to increase this liability limit by paying an additional fee prior to the inspection, but this option was not exercised (Home Inspection Agreement, Section: **7**).
  
  4. **Exclusions**: 
     - The inspection does not include the evaluation of appliances, such as **washing machines or dryers**, unless specifically requested and paid for as an additional service. The issues with the washing machine, noted in the complaint, were therefore outside the scope of our standard inspection (Home Inspection Report, Section: **Laundry, Comment 36**).
  
  5. **Sellers Disclosure**: 
     - The agreement and the inspection report emphasize that any issues not observable during the inspection, or that were concealed or undisclosed by the seller, cannot be accounted for in the inspection. In this case, the seller admitted to not disclosing issues with the **washer and dryer** and **plumbing**, which directly impacted the issues encountered post-purchase (Home Inspection Report, Section: **Plumbing, Comment 18**).
  
  6. **Dispute Resolution**: 
     - The agreement outlines a clear process for dispute resolution, including mediation and binding arbitration, which must be initiated within one year of the inspection. This process is designed to provide a fair and efficient resolution to any disputes, while also protecting both parties from unnecessary legal costs (Home Inspection Agreement, Section: **8**).
  
  **Response to Allegations of Miscommunication:**
  We understand that ******************** feels dissatisfied with the response he received when he contacted us post-inspection. We apologize if our communication came across as dismissive. Our intention was to clarify that older homes may not always meet current codes, and that not every recommendation from a follow-up contractor indicates a fault in the inspection process but rather reflects the detailed nature of specialized evaluations.
  
  **Resolution:**
  While we stand by the thoroughness of our inspection and adherence to professional standards, we are willing to discuss any further actions that could help address ********************** concerns. Our goal is to provide clarity and support to our clients, and we remain open to working towards a mutually satisfactory resolution.
  
  Thank you for the opportunity to respond to this complaint. We hope this explanation provides a clearer understanding of our inspection process and the limitations inherent in the scope of a home inspection.
  
  Sincerely,
  
  Noah Adkins  
  Owner, Adkins Home Inspection LLC
  

*Some consumers may elect to not publish the details of their complaints, some complaints may not meet BBB's standards for publication, or BBB may display a portion of complaints when a high volume is received for a particular business. ↩