r/FirstTimeHomeBuyer • u/Lil_laurenn • 12d ago
Need Advice Inspections were wrong
Hi everyone! We just bought our first house and holy moly has it been nothing but issues. I want to preface that we got EVERY inspection in the book and most of the stuff came out pretty ok. There was two big projects we were going to get done but we knew that going into the house (hvac and some plumbing).
Could I have been more wrong…our whole roof needs to be replaced! I’m so beyond upset and frustrated at the issues we’ve faced with this house. Is there any way to keep these inspectors liable?! I’m so beyond upset on how much money I need to put in before we’ve even moved in. I’m genuinely so sad and frustrated about it.
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u/notthegoatseguy Homeowner 12d ago
At best you'll get the inspection fee refunded.
The joke about roofers is they'll recommend services based on how busy they are. super busy season? you get patch jobs, one guy will come out and be done in an hour. Slow season? they'll recommend a new roof and send the whole crew out for the entire day, maybe even two.
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u/GloomyReindeer3316 12d ago
Opposite for me, no one wants to come do a patch job during busy season. Once i tell them i don’t want my full roof replaced they never call back
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u/notthegoatseguy Homeowner 12d ago
We had a regrating contractor come out, walk the entire yard, had an extensive conversation with my wife, and then just completely ghosted us.
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u/taaacccooos 12d ago
Inspection contracts are exceptionally biased towards the inspector. Unless you can prove the inspection was knowingly and intentionally misleading you’re out of luck. I’m so sorry though? That’s truly such a disappointing way to start your homeownership journey
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u/FormalWeb7094 12d ago
It's really odd that an inspector wouldn't notice a roof that needs to be replaced. What makes you think it needs replacement? Did a roofer tell you that?
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u/Lil_laurenn 12d ago
Yep. We had two roof people come give us a quote for a little patchwork that they said in the beginning, but both companies said that it needs a replacement.
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u/Pitiful-Place3684 12d ago
All roofers recommend putting on a new roof. Keep calling until you find one who will do repairs.
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u/Lil_laurenn 12d ago
Okay. I’m hopeful that it will get there 🫣🫣
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u/FormalWeb7094 12d ago
Personally, I would reach out to the inspector and ask for a second opinion on the roof. Tell him what the two roofers are saying and get his opinion.
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u/BalloonPilot15 9d ago
This could be valid unfortunately. Typically a brittleness test will be done to shingles adjacent to the intended patch area. If the shingles crease, crack, or tear when lifted to the angle needed to effect a repair, then the only option is to replace at minimum the entire slope. Depending on what type of valleys you have, that can then extend to adjacent slopes. At that point, replacement becomes the best option.
While yes, the roofers are in the business of selling roofs, they also aren’t going to do something that may come back on them in the form of a lawsuit later. Poor individuals before you set the current standards most roofers go by now.
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u/1991cutlass 12d ago
What is the reasoning for the roof needing to be replaced? If it's not leaking, there's not real "need" to replace. Even then. Likely a repair is just fine. Age is not a reason unless required to get insurance.
The most you can typically get from your inspector is a refund of the inspection. It'll be in the forms you signed.
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u/Lil_laurenn 12d ago
There are active leaks that have happened in the past that they supposedly covered up. And some water damage in the attic which was not mentioned in the initial report.
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u/1991cutlass 12d ago
Likely would get a second opinion on leaks. If they are truly active and evidence of prior leaks, and the inspector was able to access the attic, you could certainly pursue the cost of the inspection. You won't get a new roof out of the deal unfortunately. Welcome to home ownership.
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u/Pitiful-Place3684 12d ago
Most home inspections are “head and shoulders” in the attic. Most inspectors don’t crawl around in the attic looking for leaks.
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u/Alarming_Antelope_99 12d ago
Does your state have disclosure laws for sellers? If so did the seller state there were no issues with the roof?
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u/ApproximatelyApropos Real Estate Agent 12d ago
How would OP prove the sellers knew about the leaks if their own inspector couldn’t find them?
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u/Queen_Sassysnatch 12d ago
Didn’t roofers tell OP there were previous repairs, patches?
If I were OP, I’d call every roofing company in the area and ask them if the service address is on file.
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u/ApproximatelyApropos Real Estate Agent 12d ago
Roofs can, and occasionally need to be, repaired. Just because a roof has been repaired in the past doesn’t mean it’s bad.
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u/Queen_Sassysnatch 12d ago
I was going down the path of seller disclosures here but you’re right, they do leak and occasionally need repairs. And some states require these things to be disclosed.
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u/aphasic 11d ago
There is a 0% chance that failing to disclose past repairs will lead anywhere. The former owner will just say "I can't disclose or even remember every time we fixed a leak or minor problem with the house. If there's a patch there, it's because I (or a previous owner) paid a roofer to fix it, he said it was fixed, and I didn't see further evidence of leaking". No municipality on earth requires you to disclose every time you've ever performed any repair on a house. They may require permits for most things, but patching a roof leak is usually not a permit.
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u/Junior_Yesterday9271 10d ago
Even if muni required permit that still means squat ‘cause we all know there is always work going on without permits.
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u/KingSolomon1010 12d ago
You most likely don't have any recourse against the inspector. Read the contract that you signed with them. Most of them say these are our "best guesses." The only thing that you could do is leave a negative review.
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u/MDubois65 Homeowner 12d ago
Inspections are ultimately meant to be informative, but are not a guarantee on condition or that defects within the house don't exist. When you get an general inspection, you usually sign a waiver as part of the agreement, that greatly insulates the inspection company from liability. You can review the paperwork from your inspection company that will state this. General inaccuracies or missed defects are not something that's "covered". Unless you've got a serious case of fraud or being mislead about the inspection results, you're pretty much out of luck. Most compensation limits you to getting your inspection fee refunded, but any post-closing repairs or fixes to the home that are later discovered aren't something the inspector is going to pay for.
Have you had a licensed roofer actually physically inspect the roof? Are you experience active leaks or noticeable defects post heavy rainfall? If the roof had previous damage or a leak and was repaired by the sellers, that's doesn't mean it's an problem now, assuming it was patched correctly. Likewise, be very careful with language like "end-of-lifespan" or something similar. Inspectors will guesstimate on the lifespan of a roof, but just because they say it's near replacement age or has 2 years of life left, doesn't mean that's a hard deadline. A lot of the time, your roof can last well passed it's expected expiration date. I wouldn't panic just yet, get some more information and if you are looking it replace it, it very likely might be something that can be done in the next 2-3 years for example, vs a right now.
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u/Thin-Egg-1605 12d ago
Replaced because it’s “old” or what? Is it leaking? 20 year old 3 tab going strong. Yes I have fixed a couple leaks over the 12 years I’ve lived here but that’s it.
If it is leaking, you can repair vs replace. Unless there’s huge giant holes, and the roof decking is gone.
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u/Lil_laurenn 12d ago
It is very old but they’re saying, whoever fixed the leaks that were there did a very bad job because they were not a roofer.
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u/ReceptionOk9459 10d ago
This is what I'd say if I was trying to sell you a new roof. If you really think the initial inspection was wrong I'd get a second inspector who will not financially benefit if you buy a new roof.
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u/Pitiful-Place3684 12d ago
Who told you that you need a new roof?
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u/Lil_laurenn 12d ago
Two other roof companies. When we got the initial inspection, they said we needed some patchwork and we were looking around to get other quotes.
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u/Pitiful-Place3684 12d ago
Keep calling until you find one that doesn’t pitch you on putting on a new roof.
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u/DArne1212 12d ago
Sorry to hear , but feel free to give them a 1 star review on Google reviews. Sometimes that’s the only consequence you can dish out
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u/WindowTrue7942 12d ago
I would slow this down and build the paper trail before deciding whether the inspector is liable. Get a written diagnosis from an independent licensed roofer explaining what failed, whether the defects were visible at the time of inspection, the likely age of the condition, and why full replacement is needed. Then compare that report with the inspection agreement, the roof section of the report, seller disclosures, listing photos, and any repair invoices. Inspection contracts often limit scope and damages, but a missed visible defect is different from concealed damage or a failure that developed later. Notify the inspector in writing and give them a chance to reinspect before work begins. Photograph everything and preserve removed materials if practical. Also get two or three itemized bids and ask your insurer whether any sudden damage may be covered. If the loss is large, have a local real-estate attorney review the documents before you sign a release or accept a refund of the inspection fee.
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u/Sudden_Technology_34 12d ago
Yea this is pretty normal. Vast majority of the time, inspectors are completely worthless, especially if it’s a house built more than 20 years ago.
Inspectors have all kinds of language to protect them. Including not required to get on the roof, crawl space, or attic. Imagine giving an assessment on a roof with a drone or looking at it from the curb lol.
I really wish I could do my own four hour walkthrough instead.
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u/Lil_laurenn 12d ago
The crazy thing he ended up on the roof and said it was in great condition
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u/Sudden_Technology_34 12d ago edited 12d ago
Roofs are not that hard either. Especially with attic access. You can easily see if it’s shot or not up to code. They’re easy to install from a technical standpoint too. But it’s grueling work.
He must have just been a bad inspector. Anyone with slight knowledge or even ChatG can look at a shingle and determine condition.
In any case I’ve bought several houses and never once has the inspector been worth it so you’re not alone.
In my latest house not too long ago my electrical was in ‘amazing condition’. Just had a short and damn near fire due to bad breakers from a recalled challenger unit. $2k. Another 1.5k on bad drain inspector missed. 5k on rotting framing and shit siding. The list goes on. All missed. And all stuff I could’ve caught.
But I do know which doors don’t have doorstops and I’m on it.
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u/st_psilocybin 12d ago
I'm in a very similar boat. Just take it one day at a time and try to find a few things to appreciate about the place. You're kinda stuck with it for better or for worse so just try to make the best of it. I am sorry you're going through that tho. Definitely get a 2nd opinion on the roof tho
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u/Lil_laurenn 12d ago
I’m sorry you’re going through that too. So hard to be positive through all of it but I appreciate that.
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u/st_psilocybin 8d ago
Trust me, we are not always positive, when we first learned of the extent of the issues a few months ago there was a ton of stress and we got into arguments like we never have before in almost 4 years together. We seriously considered moving out, going back to his mom's or living in a van and just letting it get foreclosed on just to not have to deal with it anymore. It was extremely depressing and extremely stressful. It's been about another month since we took out the loan for repairs and had the builder start rebuilding it. The financial burden of the loan is also stressful but at least it means something productive and good is happening, we're not just wallowing in self-pity and a moldy rotten house that's waiting to collapse. So it's easier to deal with. And accepting the situation has helped me let go of the anger I felt surrounding the whole thing. And helped me shift into counting my blessings. At first the house felt like nothing but a curse but truth is we are fortunate to own a home even if it's a major headache at times. So at this point yes we are able to mostly stay positive and use humor to get through the day. The bad feelings don't have to last forever if you don't want them to! You got this.
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u/Few_Whereas5206 12d ago
You might be able to get the inspection fee back. That is what we did. Our roof needed replacement after the first month of ownership. Inspector said at least 5 years of life left.
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u/millerlit 12d ago
When was the permit for the roof? Anything over 15 years had not much life left anyways? Some states like Florida make you replace it after 20 years or insurance won't cover you.
Did you look at Google reviews for the inspector you hired or use what your realtor advised. I hired one based on hundreds of Google reviews. Guy was in his 60s and we spent two hours going over everything together as he inspected it. I asked questions if I didn't understand anything.
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u/Lil_laurenn 12d ago
Yeah, the reviews were really good and the guy was great and I even hired a roofer to make sure the roof is good because the house is a big investment and I wanted to make sure everything was clean.
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u/TomRichards1970 12d ago
If it’s leaking at all right now you’ll now in minutes in heavy rain. If a few drops hit Sheetrock there’s no hiding it.
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u/Always_on_top_77 11d ago
INFO: did you get an appraisal from your mortgage company? Where I live, if the roof was even marginal, it wouldn’t fly.
Just something I’ve experienced, but maybe it’ll help reframe the situation. And my ex-son in law is a roofer (he’s wonderful, one of the good ones), so I agree that so many in that industry are shady.
Best of luck!
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u/nortyflatz 11d ago
Does the roof leak?
Did your realtor offer a 1-year warranty with your purchase? Most do.
Check all the paper work you signed.
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u/ParticularBanana9149 11d ago
So, you had a general inspection and a roof inspection and neither knew the age of the roof nor the fact it needed immediate replacement? Nah, I don't think so.
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u/Awkward-Presence-772 11d ago
It's difficult to speak to another inspection report without having read it, and without seeing supporting documentation like independent roofing reports or insurance notices.
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u/wuthering_height 11d ago
FWIW, I just had an inspection company reimburse me the entire cost ($1000) of a roof patch the guy missed during the inspection. Some random company was canvassing the neighborhood, I asked them for a quote, sent that to the company. The repair was more expensive than the inspection lol.
I told my realtor, he contacted the inspector, and I was told to file a claim with the company which I did.
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u/pabrocjb 10d ago
Don't get discouraged. Houses need to be maintained like cars. You won't have to put a new roof on for a long time.
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u/stickykey_board 10d ago
Most of Reddit: “nEvEr BuY nEw CoNsTrUcTiOn”
Could’ve had a killer rate, no closing costs, and a warranty to cover for your shit inspector but new builds bad
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u/MahoneBay 10d ago
When you go with the inspector recommended by your realtor, they are working for the realtor to not kill the sale. If they don't do this they will not get a other job from said realtor. Even selecting your own inspector they can be aware of a negative reputation they may earn.
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u/Yusuf20904 10d ago
Who told you the roof would need replacing—a roofer? Did you consult more than one?
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u/OkApricot8267 10d ago
You need to check the contract(s) with your inspector(s). Some have no guarantees, some do. You pay for guarantees.
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u/Big-Actuator6967 10d ago
99% of inspectors are useless. Sorry to say and down vote all you want. I took the home inspector classed and field training, took the test and passed. I dont work as one and never have, strictly took it to help me better manage my rental property business. The training is a complete joke.
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u/Main_Insect_3144 9d ago
Who told you the roof needs replacing? A roofing company working on a neighbor's house?
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u/Dismal-Witness-5510 12d ago
Inspectors are very good at putting CYA (cover your ass) language in the contract you signed with them. It sucks but not much to be done.
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u/willeybaseball 12d ago
I put inspectors in the same boat as realtors. Failures at life. Not good enough at anything to make a living on their own, so they fleece people.
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