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May 16, 2024 15 mins

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Ever stumbled upon a hidden room in a home and realized it was never mentioned during the home inspection? Well, you're not alone. Dive into an eye-opening discussion with Laura and me, where we debunk myths and share stories about the home inspection process that could save you from future headaches. Our conversation unveils the truth about inspectors' access to blueprints (here's a hint: they don't have it), and we also explore the critical role of seller disclosures, especially for those in the Ohio real estate market. 

This episode isn't just about the hidden crawl spaces; it's a treasure trove of insights for agents and buyers alike. Learn how to manage expectations, avoid potential embarrassments, and why understanding the scope of a home inspection is paramount. Whether you're a real estate newbie or a seasoned professional, join us for a candid chat that will leave you better informed and ready to navigate the murky waters of home inspections with confidence.

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To learn more about Habitation Investigation, the Two-time Winner of the Best Home Inspection Company in the Midwest visit Home Inspection Columbus Ohio - Habitation Investigation (homeinspectionsinohio.com) Schedule online if you need a home inspection or related services.
If in need of a real estate agent definitely recommend checking the agents that have been guests on the podcast.

See some fun home inspection findings Habitation Investigation LLC (@habitationinvestigation) • Instagram photos and videos

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For home buyers: What to expect from a home inspection. YT video for home buyers

Homebuyers, Help Protect Yourself When Going Commando (buying without the home inspection) – Habitation Investigation (homeinspectionsinohio.com)

If you would like to be a guest on the podcast contact us and let us know. You can visit Home (jimtroth.com) and go to the podcast page.

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Episode Transcript

Available transcripts are automatically generated. Complete accuracy is not guaranteed.
Speaker 1 (00:02):
Welcome to the Standing Out in Ohio podcast,
where we discuss topics,upcoming events, news and
predictions with real estateprofessionals and entrepreneurs.
Listen and learn what makestheir companies and themselves
stand out and gain advantagesover the competition and gain
market share.
Subscribe for the latest newsand discussion on what it takes

(00:23):
to stand out from the crowd.
Now here's your host, jim.

Speaker 2 (00:30):
Hey everybody, welcome to the Standing Out in
Ohio podcast.
This is Jim, and with me, ofcourse, is Laura, the office
goddess.
Hello everyone.
It's been a while but we'vebeen busy, which is great, but
we plan on doing the podcast.
Then we get busy and we gethome and it's late and it's like
we're tired yeah, let's go tobed.

(00:52):
So a couple things we're goingto talk about it, or I guess it
kind of like it popped up likesome things that people believe
about home inspections.
That is not true.
It's important if you're anagent and you're listening.
It's important for you to knowthis as well, because if you

(01:12):
tell your client wrong, you'regoing to look silly.
You're going to look like youdon't know or you haven't been
doing real estate for a longtime and you've been doing it
for 20 years and you get itwrong.
It's like who is this person?
Did she or he stop learningafter they got their license?
But we'll go over that.

(01:33):
But first let's listen to this.

Speaker 4 (01:35):
Habitation investigation is the way to go
for a home inspection in Ohio.
Trusted licensed homeinspectors for your needs.
From radon to mold towarranties For a great home
inspection, you really can't gowrong.

(01:56):
Visit HomeInspectionsInOhiocom.

Speaker 2 (02:02):
Okay, laura, we had something pop up where we did
the inspection and then, likethree and a half, four years
later, okay, apparently therewas another crawl space.

Speaker 3 (02:19):
Hidden behind a finished area.
And there was nothing mentionedin the MLS about crawl spaces,
just a finished basement.
Correct, correct.

Speaker 2 (02:28):
So we looked that up and the MLS listing said
finished basement.
Oh my, nothing about crawlspace.
We did find one crawl space andwe got into that.
This is like three and a halfyears ago.
But then the person we recentlycontacted hey, I got some water
.
You guys never mentioned aboutthis crawl space.
And we're looking at the reportlike what are you talking?

Speaker 4 (02:49):
about what crawl space.

Speaker 2 (02:50):
Yeah, we took the pictures in the report and we
can see what wall he's talkingabout.
And the inspector did a goodjob.
Hey, you have moisture issuescoming to this area of the
basement.
Here's the grading issue,here's the townspout issues.
So, yeah, you're going to havewater coming in unless you're
fixing the stuff.
And apparently they had watercoming in shortly after moving.

(03:13):
I guess they just cleaned it upand ignored the exterior of the
house and all that.

Speaker 3 (03:20):
They never fixed the grading and then like three and
a half years later, like hey youguys didn't mention this crawl
space.

Speaker 2 (03:28):
The myth that came up about that one was that for
some reason, the buyer thoughtthat home inspectors get the
blueprints on houses.
No, home inspectors do not getthe blueprints, even on new
construction.
We don't look over theblueprints.
We, on new construction, wedon't look over the blueprints,
we're not looking at thebuilding plans.

(03:48):
And then this house was anexisting home, older house.
Yes, who knows where theblueprints are, if they even
existed.

Speaker 3 (03:58):
Right.

Speaker 2 (03:58):
Or some previous owner even had them.
So that's one thing.
For some strange reason,somebody believed that we look
at blueprints.
Homeless predators do not lookat blueprints.

Speaker 3 (04:09):
No.

Speaker 2 (04:10):
Not in the slightest and we're not gonna.
I mean, we can't inspect whatwe can't see Right.
We can't inspect what we don'thave access to Right.
In this case, nobody even knewthere was a space to even look
at.
It was completely behind afinished wall.
It was not listed as havingcrawl spaces, which to me sounds

(04:32):
like a seller disclosure.

Speaker 3 (04:34):
Right and I would agree with that.

Speaker 2 (04:36):
And the fact that they had water continually
coming in, like we said they didin the report.
But if the seller never said wehave water coming in, then
that's the seller disclosure,right and anyway.
This is all good for the sellerin this case, but anyway,
inspectors never look atblueprints.

Speaker 3 (04:57):
So we had another one and they were wanting us to do
a mold inspection and drillbehind the drywall to do the
testing behind the drywall.

Speaker 2 (05:11):
Was this for a purchase of a house?

Speaker 3 (05:14):
I believe so yes.

Speaker 2 (05:15):
Okay.

Speaker 3 (05:15):
Which, once again, we do not do any drilling, we
don't pull off anything, we donothing that can damage anything
.
We are not.
What homes on homes orsomething like that, yeah, why
not?
He kind of like over-dramatizesstuff and he's not a real
inspector.

Speaker 2 (05:32):
No, he actually is a home inspector.

Speaker 3 (05:33):
Well, not like per our standards.
No, no, he can do his own thing.

Speaker 2 (05:38):
For his show.
People already own the houseRight and they have full
permission to have things toreout.
That's why he's like well thenhe has to open up this wall and
see if there's a leak back here.
We can't do that, we can't dothat, we can't do that.
Actual home inspectors during ahome inspection cannot be
damaging things like that.
So now if an agent had a buyerwho was really concerned about

(06:04):
mold behind the drywall, they'regoing to have to try and get
permission from the seller.
Hey, can we get behind heresomehow?
And most likely they're goingto say no, I'm assuming the
finished basement.
They're going to go no, I don'twant you to put a hole in my
wall At that point.
Really, you almost have to goon the assumption if there's

(06:26):
dampness down there, there's achance there's going to be, some
mold going on that you may notbe able to see.

Speaker 3 (06:33):
There's a chance there's going to be some mold
going on that you may not beable to see.
So if you have somebody thathas allergies or asthma or
reacts to mold, I would just goon that assumption and base your
decision to move forward or not, based upon that.

Speaker 2 (06:52):
And that's actually another myth that homeless
patients are looking for mold.
We look for it if we see thefuzziness, but man, it's not
part of the standard at all.
No, and if anybody wantstesting, that's a separate.
That's a separate fee becausethat is not part of the standard
of the homeless patient isgetting mold testing, actually
looking for mold, so that'ssomething you need to pay extra

(07:13):
for.
But if you've got a finishedbasement and cellulose-type
materials that are a food sourceand moisture, good chance there
could be some mold going downthere, so that would be an idea.
If you can't get behind thedrywall to have mold testing, an
air test done.
So then here's another myththat has popped up a couple

(07:36):
times and I think it kind ofsounds like some of the agents
are perpetuating this, and thatis that homeless pet owners will
look for mice and termitesautomatically with that stuff.
There's two different types ofthis is the general term that

(07:58):
kind of screws everybody up Pestinspections and they will
assume and they're meaningtermite Termite would destroy an
insect as a pest inspection.
There's another term pestinspection is more for, like
mice, raccoons, just generalbugs in the house.
Totally two totally differentlicenses for there.

Speaker 1 (08:20):
Right.

Speaker 2 (08:21):
Wood-destroying insect is its own license, then
I'll call it critter, critterlicense, critter license.
You know, rodent and pest, thatis a completely separate
license and I don't know of anyhome inspector anywhere that has
a license also for the rodentand pest inspection.
I'm sure there is somewhere.

(08:43):
Don't know of any in Ohio, butI'm sure somewhere there is.
So here's what happens We'll doan inspection and we will note
hey, you got some signs of micein the attic space or the crawl
space.
Well, later on and then it goeslike hey, in our report, hey,

(09:06):
you need to have a company comeevaluate this and what those
pest companies do.
Pest and companies do, theywill look for the entry points
for those things to get in there.
The entry points is outside ofthe scope of the home inspection
.
Now, if you have a soffit thathas a big, huge hole in it, yeah

(09:28):
, that's substantial enoughdamage where a home inspector
should report on damaged soffitboards, face boards.
If it could be seen Somethingsubstantial, yes, but for those
little critters like bees, wasps, mice, squirrels, flying

(09:48):
squirrels, some of those ones.

Speaker 3 (09:50):
Yeah.

Speaker 2 (09:51):
Looking for the little tiny entrance holes for
those to go into is outside thescope of the home inspection.
So if somebody, if you get ahome inspection report that says
, hey, there's evidence of micein the crawl space and it
doesn't matter, there's anopening somewhere for them to
get into and that is outside thescope of the home inspection, I

(10:12):
think what the pest inspectorswill do is they will sometimes
take a UV light and shine it andthey use it to look for the
urine stains from the rodentscoming in.
Oh, okay, especially down in thebasement or crawl space On the
outside of the house.
I really don't know how they doit, because I don't know how
they do it because I don't havethat license right and they're
making, say it's a squirrel,it's going behind the fascia

(10:35):
board, right behind the uhgutter, okay you can't see that
they have to get up and up andtop there.
So if we or any home sponsornotes that there's hey, you got
mice, bees, hornets, you know,attic, wherever you need to
contact a pest control companyto come in get rid of those

(10:57):
things, treat it.
But also they should look forthe entry points.
A little entry point is outsidethe scope of the home
inspection.
I don't think any real estateagent wants the home inspector
to go.
Hey, you have a quarter inchgap over here.

Speaker 3 (11:12):
You can have bees or rodents coming in there because,
did you know, their skulls arecollapsible 80's aren't going to
want that no, but at the sametoken, if we put in so in the
standards, we don't have tomention that we see insects or
critters.
But we do that because we'renice and we give our clients

(11:35):
information.
But if we're putting that inour reports, you need to have a
company come that deals withthat type of pest to look for
the entry points, to look forany other areas that they may be
in, because, let's face it, ifthey're up in the attic they
started off on the ground level.

Speaker 1 (11:56):
Think about that.
One Think about that.

Speaker 2 (11:59):
Mice don't.
I've never seen a mouse climbthe side of a house or jump off
a tree under the roof.
Never Imagine they could.
I've never seen that.

Speaker 3 (12:07):
I've seen squirrels do that but I've never seen a
mouse do that.

Speaker 2 (12:10):
Yeah, so if those things are found, you got to
call pest control animal controlcompany to come take care of
that issue and look for theentry points.
That's outside the scope of thehomeless motion.

Speaker 3 (12:21):
And do it before they close, so that you know how
much it's going to cost.

Speaker 2 (12:25):
Correct, correct.

Speaker 3 (12:26):
Because that may need to have some type of an
amendment.

Speaker 2 (12:30):
Yep, and like you said, laura, if the mice are in
the crawl space, they'reprobably not going to be happy
just to stay in the crawl space.
There are holes all throughouta house.
No house is sealed up tight.

Speaker 3 (12:42):
Mommy mouse and daddy mouse get busy and they get a
big family going on.
They're going to need to spreadout for lots of room.
They do.

Speaker 2 (12:49):
Wow, that's why you don't leave food out, because if
they can't eat, they're notgoing to go somewhere else to
live.
I thought there was another one, but yeah, like Laura said,
that's outside the scope.
In fact, we can walk.
As my example, we can walk overa dead pile of rats in the
middle of the kitchen, notmention it in the report and be

(13:10):
totally within the standards.
The fact that we can do thatmeans if there's a little tiny
hole and there's bees coming in,we don't have to mention that.
We're totally fine, within thestandards, right?
I think some buyers get reallyupset when a person, an agent,
tells them oh yeah, they'll takeour role.

Speaker 4 (13:28):
They're like no, that is not within the standard.

Speaker 2 (13:31):
And your agent should know the licensing limits and
know their role in not confusingyou with things Right?
But I think that's about it onthis one.

Speaker 3 (13:44):
We'll just do another one with the other one, yeah
we'll do.

Speaker 2 (13:48):
Yeah, we had the ideas popping in our head while
we were driving and then it'sgone by the time we come here.
But a little update the houseis coming along.

Speaker 3 (13:56):
I don't know if that's something that we've
given on this but the siding'son the roof's on Gutters may be
going on today, Gutters may beon today.

Speaker 2 (14:09):
What else?
Masonry?
Everything's framed down to theinside.
They started doing insulationon the walls, wiring Maybe the
day before.
Yeah, wiring's pretty much alldone.

Speaker 4 (14:20):
Masonry heater's almost done Masonry heater is
almost done.

Speaker 2 (14:23):
The basic structure of it is basically done and
right now it's like six and ahalf seven feet tall yes, the
main portion of it and thenyou're going to have the chimney
.
The ceiling of that air isgoing to be about 14 feet high,
so it's probably going to go 13,14 feet high, the rest of the
brick going up.
So that is underway.
You can always check out ourFacebook page or my personal

(14:45):
Facebook page.
You can see pictures there andactually I'll probably put it on
the Habitation Investigationpage as well, because it is a
different type of.
I'll call it a fireplace.
It's kind of like that, butit's different, and I'm going to
add information about that intoour fireplace class.
So that's how we teach thatclass, laura.

Speaker 3 (15:05):
Oh cool, You'll have our pictures in.

Speaker 2 (15:06):
Masonry heat will be in there as well.
Yeah, I'll probably get asketch or a diagram as to how
they actually operate, becausethey are different.
But other than that, that's it,buddy.
Alright, everybody have a goodweek.
Bye-bye, bye.

Speaker 1 (15:22):
You've been listening to the Standing Out in Ohio
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Be sure to subscribe on Spotifyor Google Podcasts to get new,
fresh episodes.
For more, please follow us onInstagram, twitter and Facebook,
or visit the website of thebest Ohio home inspection

(15:48):
company athomeinspectionsinohiocom or
jimtroffcom.
That's J-I-M-T-R-O-T-H andclick on podcast.
Until next time.
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