Most home inspectors would summarize their job description as "discovering the problems in a home, and telling the buyer about them."

The problem with this definition is the word "problem."

The common assumption about a "problem" is that it needs to be solved. And, indeed, definitions of the word "problem" in the dictionary are:

1. A state of difficulty that needs to be resolved;
2. A source of perplexity, distress, or vexation.

Let me ask you, do you think a typical home buyer would find a list of "difficulties, perplexities, and vexations" a useful tool in their purchase decision?

If your answer is "probably not," I agree. Buying a house is already perplexing enough without the home inspector adding to the "difficulties."

Yet, the dilemma is that the home inspector has a duty to, (as real estate law describes it), discover the "defects" in a house and report them to the buyer. How to achieve this legal obligation without "vexing" the buyer, seller, and real estate agents is the conundrum of home inspecting.

I have found that the answer is to change the definition of the job ... i.e., if a home inspector’s duty is to discover the "conditions" of a home rather than the "problems" -- then, instead of perplexing the parties, clarification of the issues can result.

This goal can be accomplished by utilizing the protocol of the Uniform Home Inspector’s Code Book™. The HICB™ defines a home inspector’s duty¹ as:

1. To prepare a written report on the "conditions" of the visible and accessible components of a dwelling.

2. A "condition" indicates, (in the judgment or evaluation of the inspector), that the performance of a component is outside the typical "norms" for that component, (as defined in the Code Book™).

3. "Norms" are residential health and safety standards, or other conditions regarding habitability, that may materially affect the value or desirability of the property, or the serviceability or durability of the dwelling’s components.

4. Reportable "conditions" are usually limited to those conditions which fall outside of the above "norms."

Notice that there is nothing in the above definition about the "problems" with a house. That is because a "condition" reported to one buyer who views it as a "problem" may have no significance at all to another buyer -- depending upon their expectations.

An example might be a report that the carpet is worn: One buyer was planning to have new carpet installed before moving into the home; and another buyer doesn’t have the budget to replace the carpet. Each buyer would view the same "condition" differently.

As you can imagine, there are literally hundreds of conditions about the thousands of components in a home that might have different significance to different buyers. A properly performed home inspection does not assume that each condition identified by the home inspector is a "problem."

By following the HICB™ definition of a home inspector’s duties, the real estate agent’s goal of full disclosure can be achieved without unduly influencing the buyer with prejudicial "problem" terminology.

¹Source: Uniform Home Inspector’s Code Book™, 2003 Edition, published by Positive Press, $79.95 – 800-347-2455.

Published: September 3, 2003

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Bill Ball is a skilled and inspirational instructor, author, columnist, and call-in talk-radio host. Bill has over 35 years experience in all phases of construction and real estate with experience in the construction of more than 1,800 custom homes including architectural design, construction, financing, marketing, and inspection. For the last 15 years he has focused on the field and is proud to call himself a Home Inspector. Bill is publisher of the UNIFORM HOME INSPECTOR’S CODE BOOKTM. Contact him at - AskBillBall@aol.com