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Old 09-30-2011, 10:42 PM
John Mancine's Avatar
John Mancine John Mancine is offline
 
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Default Mold Inspection

I recently did FHA inspection where basement exhibited visual signs of possible mold. When I initially did re-inspect walls had been painted over. Made report subject to mold inspection which realtor dragged feet on for two-three weeks. Today I was sent a one page report where an inspector sent a one page reprot stating that there was no visual signs of mold and property has been cleared. Is this sufficient? Please no smartass answers.
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Old 09-30-2011, 10:54 PM
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Technically, a report done with CB4 checked (subject to inspection, based on the Extraordinary Assumption.....) shifts the responsibility off of the appraiser for the issue involved and the lender's file is completed by the report submitted by the professional that did the inspection that was called for. It is the lender's call if the other professional's report is sufficient. You did your job. Signing off on another professionals opinion/inspection or backing it with your signature and E and O would be ill advised IMO.
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Old 09-30-2011, 11:17 PM
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To casual readers of this thread: Be sure and read this type of report carefully. I had recently called for a structural engineer or a home inspector or contractor with good knowledge of building code and safety standards to certify that a deck was safe or to call out and/or complete repairs sufficient to deem the deck safe, up to current standards. It was an FHA assignment.

What had happened, was that the deck was extended about 10' longer into the back yard a few years ago, and the new posts were not placed on footings. There was also some dry rot issues, but what I noted most importantly, was that part of the new deck was sinking just enough, where there were no footings, to cause shorter old posts under the original deck area to lift off their footings.

The owner repaired the rotted wood & paid a builder to certify the deck safety. In his report, he certified to the repairs completed and described them in sufficient detail, but on the 3rd page in small print explained what wasn't done and that the deck, in its current state was potentially hazardous!

The report was crafted to look like the improvements made were blessed on page 1 & hide the non blessing verbiage after some useless descriptive material. I called the contractor and shamed him into confessing that the people were too cheap to fix it right. He knew he couldn't BS me on the details.

New posts and tube footings, and a new inspection rushed together before closing was their reward.
  #4  
Old 10-01-2011, 06:06 AM
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Quote:
Originally Posted by Mentor View Post
To casual readers of this thread: Be sure and read this type of report carefully. I had recently called for a structural engineer or a home inspector or contractor with good knowledge of building code and safety standards to certify that a deck was safe or to call out and/or complete repairs sufficient to deem the deck safe, up to current standards. It was an FHA assignment.

What had happened, was that the deck was extended about 10' longer into the back yard a few years ago, and the new posts were not placed on footings. There was also some dry rot issues, but what I noted most importantly, was that part of the new deck was sinking just enough, where there were no footings, to cause shorter old posts under the original deck area to lift off their footings.

The owner repaired the rotted wood & paid a builder to certify the deck safety. In his report, he certified to the repairs completed and described them in sufficient detail, but on the 3rd page in small print explained what wasn't done and that the deck, in its current state was potentially hazardous!

The report was crafted to look like the improvements made were blessed on page 1 & hide the non blessing verbiage after some useless descriptive material. I called the contractor and shamed him into confessing that the people were too cheap to fix it right. He knew he couldn't BS me on the details.

New posts and tube footings, and a new inspection rushed together before closing was their reward.
Good for you!...
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  #5  
Old 10-01-2011, 07:54 AM
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John,


Both 23Degrees and Mentor have given you sound advise. You have an inspection in hand. Ultimately, if you believe that what you have is the full copy of the report, that the area in question is what was inspected and you have a very good understanding of what the report is stating, you would probably be okay in signing off on the final. This may require a phone call to the inspector to find out for certain.

Having said that, if you have any concerns regarding your expertise in making further comment regarding the validity of what you have, there is no issue with recommending the client pass the inspection on to the DEU and letting them make that decision.

The real issue at hand is we are never there to ask questions while the inspection was done and should make the phone call. You have no idea whether the a "full" inspection of the entire basement was performed or some cursory inspection in an area that ws not part of your initial concerns. Is the inspector required to talk to us? No, but at least we tried and have a better basis for either trusting or not trusting the inspection we have in our hand.
  #6  
Old 10-01-2011, 09:33 AM
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We have a very good idea of the level of inspection .. NO VISUAL SIGNS OF MOLD ... well of course not ... they have been painted over.

I would not clear this final ... the report remains subject to the inspection and the underwriter can clear if they so wish.

The inspection report is written craftily ... and only addresses the visual aspect but not the fact whether mold exists or not.
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  #7  
Old 10-01-2011, 09:46 AM
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I have had similar issues with corrections. I now REQUIRE corrections to be performed by the SPECIFIC qualified specialist. IE: A Licensed Contractor, A licensed Environmental Inspector, A Licensed HVCC Contractor.
In the case of the OPs situation if a Licensed Environmental Inspector had been required to do the work then paint would not have covered the possibility of the existence of mold as the air itself would have been tested for mold spore counts.

Another question though. If the Realtor (or owner) tried to hide the possibly toxic and dangerous existence of an infestation of mold would they not be criminally liable?
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