Re-inspections

I occasionally get requests for re-inspections, whether to perform one depends on the situation. If a utility was initially off, I definitely do the inspection to provide the client with a deeper picture of the property. If only a few repairs were made, I may tell the client to document the changes in the report before it is passed along. When the repairs are primarily accessible, I may re-inspect. If the repairs are mostly hidden, I recommend having the repairing contractor document the extent of work performed and provide a written warranty.

The re-inspection report, or updated report, will include a description of the areas inspected during the return visit. The disclaimer “a determination as to whether the repairs comply with local codes or any applicable manufacturer specifications is beyond the scope of this inspection” is added to the report, sometimes in multiple places.

Re-inspected components generate one of four different responses: not fixed, fixed, fixed with defects, and new issues. When a flagged item is not fixed, the comment in the report remains as written. This seems to happen between 0% and 20% of the time.

Fixed items often comprise 60% to 90% of the changes to a report. This includes appliances or fixtures that were previously not working but are now functional, such as after a utility service is restored. It may include non-functioning or damaged components that have been replaced. Depending upon the nature of the repair, I may only see a limited amount of the installation. If not much is visible, then the repairing contractor should provide a warranty for their work and documentation of the scope of work. Areas that are obstructed by walls, paint, etc. cannot be commented upon, whether it was part of the original inspection or recent repairs.

In some cases, repairs have been completed, but upon closer inspection, defects or subpar workmanship become evident, something I will call “fixed with defects.” This indicates that the repairs were not performed to the expected professional standards. This happens between 0% and 40% of the time.

Lastly, the revisit can find new concerns, which often occurs 5% to 15% of the time. If a utility was initially off during the inspection, certain appliances might not have been tested. For example, if gas service was restored, gas leaks, switched water faucets, or malfunctioning gas appliances may be discovered. Sometimes items break between the initial inspection and revisit, e.g. someone may have broken a sprinkler pipe or damaged a wall. This category also covers new issues created while fixing the initial problem. If existing pipes need to be modified or new electrical wires need to be installed, the contractor may create new problems.

Whether a re-inspection is worth it depends on the number and complexity of repairs. While re-inspections can provide peace of mind, it's important to weigh the costs and benefits. Even minor repairs can sometimes introduce new problems.