"Not readily accessible" vs. "I don't have to go in there"...



Is there a difference between "not readily accessible" and "I don't have to go in there"?  How about we change the context just a bit..."I physically cannot access" vs. "I am not even going to try".  Let's try one more..."I should make access" but my standard of practice says "I don't really have to"...

In very general terms, a home inspection is a visual evaluation of the systems and components that make up the working features of a house.  Sometimes, the "visual evaluation" of systems and components requires the inspector to go places that they don't really want to go.  This would include roof tops, attic spaces and crawl spaces.  However, many professional organizations adopt standards of practice that allow the inspector a lot of leeway in terms of how these specific areas are evaluated.  Let's take a look at some examples:

  • "The home inspector is not required to - Traverse attic load-bearing components that are concealed by insulation or by other material".
  • "The home inspector is not required to - Enter the attic or any unfinished spaces that are not readily accessible or where entry could cause damage or in the inspector’s opinion, pose a safety hazard".
  • "The home inspector is not required to walk on any roof surface".
  • "The home inspector is not required to enter into a crawlspace that is less than 24" or otherwise deemed not readily accessible".

Certainly, there are always caveats to these standards.  Furthermore, I think we can all agree that nobody should put themselves in a situation where injury or damage is likely to occur.  However, as a home buyer who is paying for a service, the inspector owes it to you to make all necessary attempts to provide the most thorough inspection possible.  I have definitely gone places that I didn't really want to be...attics filled with snake skins, nasty crawlspaces and even some sketchy roofs.


One of many snake skins found in an attic...over 7' tall!


Cracked Main Beam - Seen in Crawlspace


Active Bee's Nest - 3' tall x 2' wide!


I bring all this up because I just performed an inspection of a very well maintained house.  The roof was installed during the spring of 2018 so one would assume to see no issues.  When I got to the attic space, it was easily accessible so I went on in.  I ended up finding an active roof leak in the far back corner of the attic space.  This was not visible by simply standing on a ladder at the scuttle access and taking a look around.  I thought to myself…had I not accessed the attic, this would have surly been missed.  Who would have thought a roof that is not even one year old yet could leak!  But to me, it identifies a flaw in some of the standards.  I could have easily argued that the standard says"The home inspector is not required to - Traverse attic load-bearing components that are concealed by insulation or by other material".  This would certainly qualify since the load bearing trusses were in fact covered by insulation, right?  I took some pictures in both directions simply standing on the ladder at the attic access to help prove my point.  What you cannot see from this vantage point is the active leak!


View From Ladder - Left Side

View From Attic - Right Side

Active  Leak (Dark Spot) - Unseen From Attic Access




The Take Home Points…

·       As inspectors, we owe it to our paying customers to provide a thorough inspection baring any risk for safety.  This involves going places we might not necessarily enjoy…but it’s part of the job! 

·       When searching for a home inspector, don’t be afraid to interview them.  Ask them if they plan to get on the roof if accessible, get into the attic, crawlspaces etc.  Remember, buying a home is likely one of the biggest investments you will ever make.  Do yourself a favor and ensure you are well educated on the current condition of the property before you fully commit to the purchase. 

·       Attics and crawlspaces are typically out of sight, out of mind places.  However, they do contain a lot of important stuff…structural components, electrical wiring, roof sheathing, ventilation, insulation…etc. These components should be evaluated if possible. 











































































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