Featuring America's Home Inspector: Nationally Syndicated Columnist, Barry Stone

The House Detective:  by Barry Stone, Certified Home Inspector

Dear Barry: : We recently purchased a home and hired a home inspector to find all the defects. During the inspection, I noticed that the wallpaper in the master bedroom was discolored and was peeling at the edges. When I asked the inspector about this, he dismissed it as insignificant, but I continued to feel uncomfortable about it. Last week, I peeked behind a peeled edge of the wallpaper and found green mold. If I’d known about this, I’d have asked the sellers to have it removed. Shouldn’t this have been disclosed by our home inspector?  Jeri

Dear Jeri: When you asked the home inspector about the loose and discolored wallpaper, he should not have dismissed the issue. His answer should have been something on the order of, “I don’t know for sure if there is a problem, but the condition of the wallpaper indicates that there could be a moisture related issue below the surface. Therefore I recommend that the wallpaper be removed prior to close of escrow to determine whether there is a problem in that area.” That kind of disclosure would have led to discovery of the mold and would have saved you the cost of mold remediation and wall repairs.

You should contact the home inspector about your new findings and ask that he take a second look at the wall. A common response from many home inspectors in this kind of situation is to claim that the mold was concealed from view and that mold is not within the scope of a home inspection. Both defenses are true and valid. However, competent home inspectors never dismiss evidence of possible moisture damage. That was your home inspector’s primary error.