4/90 Home Inspection Guarantee

Every Home Inspection we perform comes with our exclusive 4/90 Home Inspection Guarantee. 4 Years against roof leaks, 90-days for everything else.

Home Inspection Guarantee

What does the 4/90 Home Inspection Guarantee mean for the customer?

It means that in the unlikely event that a minor repair is needed for something that should have been discovered within the scope of a home inspection*, we will pay to get it corrected, with no deductible.

We have performed tens of thousands of inspections over the years and very rarely something gets past our awesome inspectors. A home inspection covers hundreds of points and after all, our inspectors are only human. Most defects can easily be repaired.

Some other Home Inspection companies offer a 90-day warranty. Is that better?

The warranties offered by some home inspection companies are a marketing gimmick. The companies behind these warranties give them to inspectors so they can obtain buyer information. They then call the buyer to sell them all sorts of services from alarms systems to utility hook up service. They also have a high deductible – sometimes hundreds of dollars! Since “90-day Home Warranty” companies have such a bad reputation or exclude so many things, we decided to offer our clients a better guarantee of our work. We administer our own guarantee, so you deal with us directly, not some out-of-state company that is unaccountable to you. Our guarantee is different in that if it should have been found during the inspection, we’ll pay to fix it – with no deductible. We do suggest that you purchase a full one year home warranty from a reputable company to cover future failures, but call us first if something fails within the coverage period.

Is this the same as a Home Warranty?

No. The 4/90 Home Inspection Guarantee is not a Home Warranty. It is in place to cover defects that we should have found within the scope of a home inspection but didn’t. A Home Warranty covers items that did work at the time of inspection, but fail at a later date.

What does this guarantee cover?

It covers items that should have been caught during an inspection but got past us. Examples include a broken garage door spring, a broken window, or a flue repair.

4-Year Roof Guarantee Against Leaks

Clients will have 4 years from the close of escrow during which we guarantee the roof against leaks due to defects that should have been discovered at the time of the inspection, within the scope of a home inspection and in accordance with our Inspection Agreement.

Limitations and Exclusions

Limits:

The 4-Year Roof Guarantee Against Leaks covers leak repairs for up to $1,500 (one thousand five hundred dollars). Any payments for repairs made under the Guarantee cannot be combined with the 90-Day Guarantee. If the inspection report called for further evaluation of the roof by a licensed roof contractor and no licensed roof contractor evaluated the roof prior to the end of your contingency period, the roof guarantee is void.

Deductible: NONE

This Guarantee covers leaks only. Defects that were reported in the inspection report are excluded. If the report identifies the roof as worn, beyond its life expectancy or in need of replacement, this Guarantee is voided and no repair coverage will be provided.

What is not covered?

This is not an insurance policy. As such, no repairs will be performed for leaks that are caused by snow, ice, hail, lightning, wind gusts in excess of 30 MPH, or any impact such as tree branches falling onto the roof. Likewise, leaks caused by extraordinary wind-driven storms are excluded as they cannot be predicted. No credit or coverage will be paid when the roof is replaced in part or in whole.

  • Any repairs performed without making a claim first.
  • Any roofs deemed by the inspector to be more than 30 years old.
  • Any roof noted by the inspector that was installed improperly.
  • Wood shake and shingle roofs.
  • Roofs without underlayment (such as tar paper).
  • Items noted in the report as in need of repair or at the end of their expected service life.
  • Leaks as the result of lack of maintenance such as leaves or debris left on the roof.
  • Leaks on flat roofs due to clogged roof drains/scuppers (lack of maintenance).
  • Interior damage of any kind, including damage to paint, wall coverings, furniture, flooring, drywall, and/or mold occurring because of a roof leak.
  • Any claims for leaks in excess of $1,500 in 4 (four) years.
  • When some or all of the roof requires replacement due to age, it is at the sole expense of the homeowner.

90-Day Guarantee For All Inspected Items

Clients will have 90-days from the close of escrow during which we guarantee that we reported all defects within the scope of a home inspection and in accordance with our Inspection Agreement.  

Limitations and Exclusions

Limits:

The 90-Day Inspection Guarantee covers repairs up to $1,500 (one thousand five hundred dollars) in the dwelling. If the inspection report called for further evaluation of a system or component by a qualified or licensed contractor and no qualified or licensed contractor evaluated the item prior to the end of the contingency period, the 90-Day Guarantee is void for that item.

Deductible: NONE

The client must notify us prior to making any repairs. If repairs are performed without notifying us first, the Guarantee is void. We do not reimburse the client for repairs performed without prior approval. We reserve the right to verify that the item should have been included in the report, within the scope of a home inspection, and have an opportunity to have a contractor of our choice perform the repair.

What is not covered?

  • Items that were functioning normally on the day of the inspection, but fail sometime afterward.
  • Defects that were concealed or could not have been discovered at the inspection.
    • Items under floor coverings.
    • Underground items.
    • Items inaccessible due to personal items (furniture, boxes, etc).
    • Items inside walls or behind wall coverings, fresh paint.
  • Items that could not be checked due to lack of utility service.
  • Appliances more than 10 years old as they are simply past their expected service life.
  • All other mechanical items more than 20 years old as they are past their expected service life.
  • Items that were concealed, not accessible, or not operable at the time of inspection.
  • Secondary property damage, such as water damage.
  • Upgrading items to current code requirements if different than when installed.
  • Damage caused by termites or other wood destroying organisms, severe weather, Acts of God, vandalism, floods, or earth movement.
  • Any item that has been serviced or repaired after the inspection without prior notice to us.
  • All other exclusions defined in the Inspection Agreement.
  • Drain blockage of any kind if no video scope was performed. We run a lot of clear water through drains, but cannot predict blockage due to normal use (toilet paper, food debris, soap suds, etc).

Is there a time limit?

Since this is a guarantee of our work and not a warranty, it does have a time limit. You need to let us know right away if something is wrong. You have 90 days from your close of escrow to contact us with a claim.

Are there other restrictions?

You must notify us prior to making any repairs. If repairs are performed without notifying us first, the Guarantee is void. We do not reimburse the client for repairs performed without prior approval. We reserve the right to verify that the item should have been included in the report, within the scope of a home inspection, and have an opportunity to have a contractor of our choice perform the repair.

  • Items that can be repaired will not be replaced if repairs can be performed.
  • Items that were functioning normally on the day of the inspection, but fail sometime after the inspection (Latent defects).
  • Defects that could not have been discovered at the inspection. These include leaks from the roof if there was no rain at the time of inspection.
  • Items that could not be checked due to lack of utility service.
  • Drain blockage of any kind. We run lots of clear water through drains, but cannot predict blockage due to normal use (toilet paper, food debris, soap suds, waste, etc)
  • Items that are more than 20 years old as they are simply past their service life.
  • Items noted in the report as in need of repair or at the end of their expected service life.
  • Items that were concealed, not accessible, or not operable at the time of inspection.
  • Secondary property damage, such as water damage.
  • Any item that has been serviced after the inspection without prior notice to us.
  • Any items repaired without having contacted us first.

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*Any repairs must be for items that fall within the scope of a home inspection. The scope of a home inspection is defined in our Standards of Practice, and our inspection agreement which is available on our website at www.SDinspect.com.

Items that do not fall within the scope of a home inspection are not covered. Examples include sprinkler systems, Window coverings, concealed defects, and items not observable due to ambient conditions or personal items.

Items that were not accessible at the time of inspection due to personal items, locked rooms, lack of utilities or concealed are excluded. Home inspectors do not move personal items.

Inspector must be notified prior to any repairs being performed or guarantee is void.