Talking to the agents about asbestos

What would you say to a realtor that says all the other inspectors in the area won't mention the word asbestos in their reports? Not that I'm going crazy, in fact my report says that if it's not tested I can't even say it is asbestos, and I explain the issues with asbestos and lead paint. I know what I said in response to her, and why she even called to talk about it, but I'm curious as to everyone's thoughts.

This message was edited 1 time. Last update was at 06/03/2015 12:43 PM EDT

When I first started, I was told by agents and other local home inspectors that I should never say "mold" or "asbestos" because of the liability. At first, I just accepted it. As I got more experience I realized that banning certain words is just stupid. The main reason that people don't want to say those words seems to be fear. The agents and home inspectors are afraid that they will be held liable or that the presence of those substances will kill the deal. The buyers don't want to hear those words because they are not very well educated in what it means. Fear can easily be removed through education. Refusing to say scary words doesn't help anybody and just makes the problem worse. If there is mold or asbestos in a house, not calling it by the correct name doesn't change the fact that it is there. However, performing a mold test, an asbestos test and being able to calmly explain exactly what the condition is, why it is a defect or hazard, and what can be done about it is much, much better.

To help agents better understand this, I will give them an example using another common defect that we call out all the time - a leak under a sink. No one wants for there to be a leak under a sink, but if we tried to call out the problem without using the word leak, it would be pretty ridiculous. I imagine the wording would be something like this.

"The plumbing under the sink is showing signs of excessive exterior moisture."

How dumb is that? Usually the agent will agree that it would be stupid to not call a leak a leak. Once we've gotten to that point, we can move past their fear of mold or asbestos and talk about what to do about it. As far as the other inspectors not being willing to call it what it is, I use that as a marketing point. I simply explain that I was hired to fully inspect the house and inform the buyer about the conditions that exist. No where in my contract does it say that I will purposefully omit or dance around defects that represent extra liability for me. An inspector who willfully will not accurately describe the conditions of a house has his own best interests in mind. A good home inspector has the best interests of the buyer in mind. I'm pretty sure that most people would rather hire an inspector that they can trust.

I would say some home inspectors are babies and that they should call me.

I have no problem mentioning mold, fungi, bio-organic growth, asbestos or other terms. In particular if you see something that is highly suspect and we should not ignore these items. The key is for the client to understand a home inspection is not a complete survey for these issues or anything environmental, and it/they may exists at other locations and to determine that a specialized inspection should be performed. You are merely pointing out something obvious upon visual inspection and recommending further investigation and or correction.

Mike Casey wrote:I have no problem mentioning mold, fungi, bio-organic growth, asbestos or other terms. In particular if you see something that is highly suspect and we should not ignore these items. The key is for the client to understand a home inspection is not a complete survey for these issues or anything environmental, and it/they may exists at other locations and to determine that a specialized inspection should be performed. You are merely pointing out something obvious upon visual inspection and recommending further investigation and or correction.

Home inspector level 99

And I mention the potential for lead, ACBM, etc. in my report and that we don't survey or test for them, but will make mention to anything patent and obvious.

HI level 99? Is that good?

Mike Casey wrote:And I mention the potential for lead, ACBM, etc. in my report and that we don't survey or test for them, but will make mention to anything patent and obvious.

HI level 99? Is that good?

In all the video games I've ever played with levels, 99 is the highest. You may be too old to understand

Funny! Just not into video games. And no we did not have them when I was "of age". I do remember them showing up in bars in the 70's but I had other interests.

So now I know. Thanks!

Juan Jimenez wrote:

Mike Casey wrote:I have no problem mentioning mold, fungi, bio-organic growth, asbestos or other terms. In particular if you see something that is highly suspect and we should not ignore these items. The key is for the client to understand a home inspection is not a complete survey for these issues or anything environmental, and it/they may exists at other locations and to determine that a specialized inspection should be performed. You are merely pointing out something obvious upon visual inspection and recommending further investigation and or correction.

Home inspector level 99

You nailed it... Mike is level 99 for sure!

Whether asbestos, mold or termites, some inspectors feel you have to be licensed in those fields to use the terminology. Don't know, but those inspectors probably have not read the rules regulating the use of such terms.

Philo wrote:Whether asbestos, mold or termites, some inspectors feel you have to be licensed in those fields to use the terminology. Don't know, but those inspectors probably have not read the rules regulating the use of such terms.

They just don't understand the regulations and most play amateur lawyer, especially when running in packs

I just calls em as I sees em. I laugh every time someone says you cant say that. Go test it if you like

I use the words, I just adjust a little bit extra. "Possible asbestos material" or "Fungi" all molds are fungi and not all fungi is mold.