TOPIC: Inspection checklist/software and insurance - getting started

Bruce if you only focus on issues how do you remember all the material comments?

My report notates if there is an exhaust fan in the bathroom for instance or floor covering comments and notations.
If you are doing a basic issues only report I understand however......

My extra shots have helped me so many times that Iv'e lost count.
Taking a shot of the thermostat at the end helps show you lowered the heat temp for instance and taking a HD video at the end not only helps make sure you remember the layout of directional comments but can save your backside if anyone claims you damaged something.
Technology is amazing today so I make full use of it.

Not sure what you mean by material comments.  The state SOP requires that home inspectors DESCRIBE a specific set of items.  I usually don't describe beyond that minimum list because I don't believe most buyers care.  I believe all they really want is someone to confirm that the house is in relatively good shape.  For those items that are not functioning, I want to focus my engeries explaining the defect in such a manner that they understand why it is a problem.  Buyers can see that there is carpet, hardwood, and vinyl flooring.  Why do they need a home inspector to tell them that unless there is a problem? 

I agree that we have different reporting thresholds and priorities.  In reviewing the sample report on your website, it seems you spend quite a bit more time and energy desribing items than I do.  Conversely my defect statements seem to offer more than your report. 

I reviewed the sample report on your website and was confused by your description of waste plumbing.  You describe it as galvanized pipe.  Then you show pictures of PVC, cast iron and galvanized pipe.  On the cover page it is listed as a ranch but there is a two story house in the picture.

My method is similar to Bruce. I rely solely on the photos as my notes. That means if I didn't take a picture of it there either is no defect or I'm screwed. I have a full sized panorama of every room in the house which has at times reminded me of items I want to report on. That was more common when I first started using photos as my notes. Now it just doesn't happen as I am always disciplining myself to take a photo if anything makes me pause.  In one sense I'm doing what Bob was speaking about earlier; I take more time now doing photos than I did when I was doing notes on site. My average inspection is about 4 hours. But that time is spent doing the photos as Bruce described; I'm framing the shots very purposefully and taking multiples to get the right focus and lighting. My photo breakdown is something like this:

30-40 reference photos - room panoramas, data plates, equipment shots, exterior facade, etc.
80-120 defect photos - everything from caulking to crumbling gets a photo
5-10 hand signal photos - if the photo isn't self explanatory then I take it again using sign language in the frame

I filter through the defect shots and pick one photo for each defect. If there are multiple areas of exterior window trim which need sealed/caulked that will have one photo. The comments will direct the client to perform maintenance throughout the exterior. This general approach only becomes more specific if a related interior issue (e.g. moisture stains below a window or threshold) were to appear. Then I would get specific about location and have individual photos.  This same approach might be used on ungrounded 3-prong outlets, corrosion on pipes, etc.  Anytime the comment is going to recommend identical broad repairs or maintenance by a professional throughout a component, I don't use multiple photos of all those identical issues for the report.  I also don't do a lot of different angled photos, at this point I have a specific way of framing specific issues and I know what works. I also rarely use a flash, instead I just reflect the light from my flashlight off my hand or a nearby surface. Less hard shadows and the light is softer.

I believe David Anderson posted a topic and a sample report discussing the idea of limiting your inspection reporting to the SOP of your state law to limit liability(correct me if I'm wrong David). That was a major influence in how I have laid out my template and the finished report. By no means am I leaving defects off, but I am certainly selective in what “outside the SOP” items I am willing to include. As far as the material comments Bob mentioned, I don't do them unless the State SOP requires it. Bruce is right, the clients(and everyone else for that matter) don't care, my room reference photos have it if I need it and notating all the materials in every room is just unnecessary busywork. I also don't write a lot of details about components being present unless, again, the SOP requires it. As far as I'm concerned, Hell for home inspectors will be sitting on a hot rock proof-reading room-by-room inspection reports with exhaustive material and “component present” notes.

So that must be the reason for my lower number of photos...    Either that or I'm about to get sued out of my gourd.

Bruce sorry I mad you mad enough to compare a sample report from years ago with what you perceive as yours being better  to make a comparison as it does not represent anything being discussed here.
I imagine rather than actually describing items in material comments you have something like OK. sufficient,acceptable as comments over and over.
If that works for you than fine but please stick to subject.

In Illinois we are required to describe materials and when I do so that is my way of reporting conditions are acceptable with out need of drone like repetition.
If you actually wish to see what I report on go here.... www.chicagolandhomeinspector.com/home-inspection-areas.html

Now if you wish to compare websites in some sort of website quality contest we can start a new thread.

Saying that somehow a client wants less information is just silly and a way to justify not putting in the time for a quality report.
These arguments have been used by Matrix report users way before this discussion ever started.

Home Inspector Pro has something called bookmarks and the fastest photo edit in the business so i am happy to include all that my clients want then some otherwise we could argue the internet has too much information also.LOL

Specifically, these are the descriptions required in Illinois. Most of them are equipment specific and very little is actually finish materials on the interior or exterior.

    Exterior siding
    Roofing
    Chimney
    Garage Door to House
    Foundation
    Framing
    HVAC – types, flue, distribution
    Plumbing – technically, illinois inspectors aren't even “inspecting” the plumbing, so it's a lot of describing.
    Electrical service, panels & wiring types
    Attic Insulation
    Fireplace type

Saying that somehow a client wants less information is just silly and a way to justify not putting in the time for a quality report.

Hmmm...  let me think about that one...  I won't be judging the quality of my, or any other inspector's, finished report based on the length of the material descriptions anytime soon.  And I doubt a client, the State, ASHI, NAHI or a small claims court will either.

 So is this an example of your report....

Exterior siding  OK
   Roofing   ..............   no leaks
   Chimney     ............... functions
   Garage Door to House....... Yep
   Foundation................. has one
   Framing.................... has plates
   HVAC ? types, flue, distribution
   Plumbing ? technically, illinois inspectors aren't even ?inspecting? the plumbing, so it's a lot of describing.
   Electrical service, panels & wiring types
   Attic Insulation...................................batting
   Fireplace type.......................................no


;D ;D ;D

Hmmm maybe I should change.

Contractors often defend themselves by stating"IT MEETS CODE" but there is a difference between getting by and actually caring about quality.

""I use HIP because I want the best for myself and my clients.""
Seriously if wanting to get by with minimum is your thing I hope all my competitors feel the same way you do.