TOPIC: When do you refer a specialist? What criteria do you use?

When do you refer a specialist?  What criteria do you use?

Thank you!

In my opinion you should refer to a specialist when the component you are inspecting does not function and it needs to be repaired before it can be further evaluated.

This means that the equipment must be repaired because is not functioning. As part of the repair, the contractor should test out the equipment and make sure it functions so further evaluation should be part of their job.

All too many home inspector's referrer specialist to get the monkey off their back!

If you see something that may not be up to building standards (such as I had yesterday where the roof rafters on a high pitch roof were not in full bearing contact with the Ridge board), it's not correct according to the standards but the house is been around since the year 2000 and nothing has occurred because of it.

It is my opinion that you should report the fact that it's not to the standard but also that no adverse condition is apparent because of it. Requesting further evaluation by somebody that makes more money than you is rather ludicrous to and cost somebody money unnecessarily.

Home inspectors that like to use stick it to real estate agents and never get another referral from that office should always recommend somebody else look into it.

Hopefully, the home inspector in question should have enough education and training to determine if the condition is causing an adverse effect on the building.

I use a 1+1+1+1+ 1+1+ = 6
If you have a bad rafter install, the roof is sagging, doors below it don't shut properly, radiating sheet rock cracks are present, the floor squeaks, the girder pier is crooked, the crawlspace is full of water I think we need to have someone evaluate it.

I spent several years when I was starting out in home inspections where I would be doing an inspection and the real estate agent would have a structural engineer side-by-side with me. I saw their reports and it was nothing more than what was in my report. Later I began to see engineers with a AA flashlight and me with 1,000,000 candlepower. I would ask them their opinion of the crack on a attached garage foundation and their reply was "what crack"? Only later to find out the client didn't buy the house because they had to jack it up and put a new foundation and because of that crack?

How many times have you called an electrician because of a problem and they showed up only to say there is no problem?

How many times is the contractor who made the problem there to correct the problem bad mouthing you all the way?

You need to work independent of everyone else as much as possible. If you find a problem and it requires further intrusive inspection, you obviously need to have permission to do this. This is not Holmes on Homes. You must identify the issues the best you can and because further evaluation requires permission you must refer it out.

Thank you David!

I have tried to limit my further investigation to as few as possible.  I have already evalutated and found it sub par or hinky.  If it ain't right, it is a Repair Item.  There is no need to have a plumber Further Evaluate a leak, they need to Repair the leak. 

Further Evaluate should only be for those things that you cannot definitively declare wrong or broken.  If you got water stains, don't need to futher investigate.  Repair leak and damaged sheetrock. 

About the only time I refer further evaluation is a HUGE foundation crack, or the possible presence of mold. Since I am not mold certified, I cannot say that black discoloration on the underside of roof sheathing is mold, only that it APPEARS to be mold and should be tested by a specialist. (This also insures my last referral by the real estate agent). I did recommend an HVAC specialist on one last week, since it was an old boiler that was not operating, and had apparent flashback burns around the burner area. The client was leery of the boiler system anyway, so I did recommend replacing it with a newer updated forced air system instead of the old radiators. I think David is right-too often inspectors refer specialists to get the monkey off their back, but not every client is handy. I tell them in detail how to change reversed polarity receptacles, but always add "if you are not comfortable or capable of making the repairs, a contractor should be contacted".

I recommend specialist mainly for determining the cost of repairs or replacement.

Lets take an old overfused electrical panel or non professional wiring. I recommend correction and further evaluation for the cost of repairs or replacement by a qualified specialist. It is not that I do not know if it is right or wrong, the recommendation is for my client to know what the cost is to correct and they may be able to negotiate this in there contingency period.

Another recommendation is on proper water management. If I observe water infiltration and it is confirmed with a meter, mold like stains, efflorescence,  I advise a professional to provide the cost of repairs or replacement done from the exterior of the home. Agents typically state gutters need cleaning, a load of dirt to correct grading.(while these are important factors it can be much more than these areas)

I always recommend that the HVAC equipment be serviced annually. If I do not see a record of recent service or the seller/agent can not provide professional documentation I note in my reports to have the system serviced on an a annual basis. This is mostly for extending life of the equipment and to be completely honest here I am a generalist and I am not checking the levels of refrigerant or do a combustion test.

Now Dave A. and many others have a background in HVAC or another field. I as a generalist run the equipment using normal operating controls (thermostat).

My own 4 year old AC has issues as we speak. Leaks in the refrigerant system. Seems I have had the equipment serviced 2 or 3 X a year. Glad I took out a 10 year warranty on parts and labor!!

Dave A as usual good answers!!