It’s a sad indictment on the industry that I love but….
Unfortunately with the influx of rookie building and property inspectors in Hobart over the last three or four years, we are seeing a dramatic increase in rookie mistakes by these inspectors that are costing innocent home buyers their dream homes for no valid reason.
It appears these inspectors have not had any formal training or have been incorrectly trained on exactly what’s required.
- The Australian Standard AS4349 is very clear and it is very obvious these rookie inspectors have never read the “Standards of Practice” either.
- Unfortunately this industry is unlicensed and unregulated allowing these rookie inspectors to continue to operate unchecked throughout Southern Tasmania providing Pre-Purchase reports that are inaccurate, incorrect and inconsistent.
- Unsuspecting home buyers continue to be misled by these rookie inspectors and many are missing out on their dream homes due to these reporting practices
Some Typical Rookie Mistakes I see almost daily
- Quoting building code compliance defects – even when
they are not relevant
- Eg; “Handrails do not comply with relevant codes and standards of 1m high”
- Explanation; Firstly the inspector is not a qualified Building surveyor, so not appropriately qualified to make this comment; Secondly: The inspector is referring to the current Building Code, and not the Building Code at the time the property was built over 40 years ago – for which the handrails did comply at the time of construction therefore this is not a defect!
- To compound the problem the rookie inspectors are quoting repair costs that are clearly completely over the top and un-substantiated. The problem now is this quote to repair is contributed significantly to the overall defect limit on the sale contract and exceeded that limit and the sale was subsequently cancelled.
This same scenario is repeated throughout these rookie reports on such items like “The Garden Steps don’t comply with relevant codes”, “The glass in the windows don’t comply with relevant codes” and I could go on. All the time these items did comply at the time of construction, and the law does not require us to continually upgrade our homes to meet new Building Code changes. (Building Code changes are not retrospective for existing dwellings)
Another Rookie Mistake
- Asbestos; These rookie inspectors often quote
and highlight the presence of “Asbestos” – Even without any form of
confirmation from laboratory testing. And even if the material is in excellent condition,
safely sealed and not a health risk. The fact that the law requires the
inspector to be an appropriately qualified Asbestos Removalist or Auditor, and
then the presence of asbestos can only be confirmed by a laboratory test.
- Again the quoted cost to remove all asbestos containing materials (un-substantiated quote again) from the property far exceeded the buyers defect limit on the contract was cancelled resulting in the buyer missing out on the home they loved, and for no valid reason.
And yet another Rookie Mistake
- When reading through the list of explicit “EXCLUSIONS”
in these Rookie Reports it clearly includes and I quote;
- “Solving or providing costs for any rectification or repair work”
- “whether the building complies with the provisions of any building Act, Code, Regulation(s) or By-Laws”
- “a review of occupational, health and safety issues such as ASBESTOS content, the provision of safety glass or the use of lead based paints”
The mere fact that these Rookie Inspectors are providing these reports that frighten unsuspecting innocent home buyers by, on one page inaccurately highlighting supposed defects and non-compliance issues and then quoting unsubstantiated repair costs.
Then on another page of the same report stating these items are excluded from this report. Surely this is intentionally dishonest or grossly misleading at the very least.
Resulting in the buyer who had thought they had found their dream home, made an offer, signed the contract to buy the home, subject to a building inspection. Only to be misled by one of the numerous rookie inspectors currently operating in Southern Tasmania
Not to mention the cost to the vendor who has invested thousands into marketing and promoting the property and the many hours sales consultants and real estate agents invest in finding a buyer only to have it all undone by a rookie building inspector, and then have to start the whole marketing campaign over again to find another buyer.
Unfortunately due to this industry being unlicensed and unregulated these rookie inspectors will continue to operate until they get caught out
The moral of the story; Please trust your inspection to an experienced independent property inspector. There are a few who have had more than ten years’ experience, some of us with 20 years in the property inspection business in Hobart.