Tiger Home Inspection Group Response
04/22/2022
We were surprised to receive *** ******* BBB notice almost 2 years after her home inspection (July of 2020. The home inspection report we provided does include many items to alert her to a property that is in need of repairs and upgrades, as well as the limitations of a home inspection. Previously, in September of 2021, we offered to continue to review Amy Reina’s complaint if she is willing to allow us to return to the property to evaluate the conditions (as defined in our Agreement), as well as provide us with written information detailing the contractor and engineer’s opinions that she has referenced.
In her complaint *** ***** references the crawl access as well as support comments. She states that she was not made aware of this, this is simply not true. She either did not read her report or did not take action to understand. These conditions are referenced in the report as well as reference to the limited access in the crawl space. Notice the note for the crawl space, (Minimal visual access only. Hidden damage may exist)”.
The following excerpts from the Home Inspection report address Amy Reina’s comments:
BASEMENT, CRAWLSPACE section of report.
“The crawl space was viewed from the entry due to low clearance and mechanicals blocking the access. (Minimal visual access only. Hidden damage may exist)”
“Dirt. Suggest adding a vapor barrier to the floor to help control moisture.”
BASEMENT, EXPOSED FRAMING section of report.
“Wood columns of lumber are subject to shrinkage and deterioration. Adjustable columns are typically intended for supplemental or temporary support. Suggest upgrades to concrete filled lally columns.”
BASEMENT, WATER PENETRATION section of report.
“Evidence of prior water penetrations discovered at the walls and floor. Suggest consulting with the owner for history and
making corrections/repairs to prevent future entry. See the gutter and grading comments in the exterior section of this report. Maintenance suggested: Maintain low moisture by dehumidifying, venting and heating in appropriate seasons to minimize negative effects of moisture that can lead to rot, mold, corrosion, or insect infestation. A mold-like substance was found on the framing in the basement. See the "mold" comment at the end of this section of the report.”
“A mold-like substance was found in the home. Suggest a mold investigation or testing which requires further evaluation by an environmental specialist.”
INTERIOR, OVERALL INTERIOR COMMENTS section of report.
“Floor sags noted at both levels. Minimal access to the framing members due to finished surfaces. No evidence of insect
damage or decay as the cause. Monitor for further movement and make repairs if needed.”
WOOD DESTROYING INSECT REPORT.
Box B is checked to indicate that there is insect damage to wood framing from termites and exit holes from powder post beetles. The form indicates that “if Box B is checked it is understood that some degree of damage including hidden damage may be present”
Prior to our Home Inspections we provide our clients with our Agreement that references the CT Regulations for Home Inspection and outlines the limitations of a home inspection. In our Agreement there are several references inaccessible items, complaint review, and code compliance. This document was signed and returned electronically by *** ******
“Tiger Group, Inc. will perform a visual home inspection of the property identified below. Our inspection will comply with the standards of practice promulgated by the State of Connecticut. We will provide you a copy of the Connecticut Standards of Practice and Code of Ethics at the inspection or by electronic delivery.”
“The inspection and written report are based on a visual inspection of the property only. The inspector’s findings are based upon the visual examination of readily accessible areas of the property at the time of the inspection. The inspector cannot report on defects that he/she cannot see or on defects that arise or were discoverable only after the date of the inspection. Defects hidden by sheet rock, furniture, vegetation, snow, ice or debris will not be inspected. The inspector will not remove ceiling tiles, enter crawl spaces that are less than three feet high, have proper access, or that are unsafe, enter attics that are not specifically designed for safe passage, disturb insulation, move personal items, furniture, or equipment, uplift rugs or carpets, remove roof shingles or perform similarly intrusive tasks. The inspection does not involve the destructive probing or dismantling of any property component or system. If an item or system cannot be operated or activated on the date of the inspection, it will be noted as such in the inspection report. Inspection of noted components should be considered incomplete and further evaluation by a contractor or a return inspection by Tiger Group, Inc. is recommended. The visual inspection is not technically or fully exhaustive. This means that not every component was inspected, or every possible defect discovered.
Right to Investigate Claim. If you believe Tiger Group, Inc. has misstated the condition of the property in any respect, you must notify us of the claimed error immediately and provide us with a reasonable opportunity to investigate and evaluate the claim before you disturb, modify, affect or repair the claimed defect. You may not contract repairs on behalf of Tiger Group, Inc. If you do not comply with the terms of this paragraph, Tiger will not be liable for any damages suffered by you as a result of the claimed defect. This clause does not constitute an express or implied warranty by us, nor is it an admission of liability with respect to any claimed defect.
The Connecticut Department of Consumer Protections provides Home Inspectors with a Regulation describing the expected Standards of Practice. This home inspection was conducted as per the Connecticut Regulations for Home Inspection, this document was provided to the *** ***** for electronic review and signature prior to the home inspection. In her home inspection report the presence of a crawl space below the building was document along with a comment about the limited ability to inspect it. Giving *** ***** written reason why and informing her that hidden damage may exist. Additionally, the Standards indicate that a home inspection is not an engineering study as *** ***** has recently conducted, the results and opinions of such may be different.
Regarding the contractor’s comments about support below the soil for framing members, identification of such inaccessible components is beyond the scope of a home inspection.
EXERPTS FROM THE CONNECTICUT REGULATIONS FOR HOME INSPECTION
Sec. 20-491-13. General limitations and exclusions
(a) Inspections performed in accordance with these regulations are not technically exhaustive. The inspector is not required to identify concealed conditions or latent defects.
(b) These regulations shall be applicable to buildings with four or fewer dwelling units and their attached garages or carports.
(c) The inspector is not required to perform any action or make any determination unless specifically stated in these regulations, except as may be required by lawful authority.
(d) The inspector is not required to determine the following:
(1) the condition of systems or components which are not readily accessible;
Sec. 20-491-2. Purpose and scope
(a) The purpose of these regulations is to establish a minimum and uniform standard for the home inspector who provides or offers to provide a home inspection.
(b) The inspector shall inspect readily accessible systems and components of homes and installed systems and components of homes.
(c) The inspector shall report on any systems and components designated for inspection in these regulations which were present at the time of the home inspection, unless a written reason is provided as to why any such systems or components were not inspected.
Sec. 20-491-3. Structural system
(a) The inspector shall inspect the structural components including foundations and framing.
(b) The inspector shall probe a representative number of structural components where deterioration is suspected or where clear indications of possible deterioration exist. Probing is not required when probing would damage any finished surface or where no deterioration is visible.
(c) The inspector shall describe the foundation and report the methods used to inspect the under-floor crawl space or basement area; the floor structure; the wall structure; the ceiling structure; and the roof structure and report the methods used to inspect the attic.
(d) The inspector is not required to provide any engineering service or provide architectural service.
END CT Regs.
At this time, we will take no further action until we are provided with the opportunity for evaluation of *** ******* complaint as defined in our Agreement.