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

The House Detective:  by Barry Stone, Certified Home Inspector

Dear Barry:The home I am buying has fixtures that were installed by the sellers themselves, without permits. These include the 8-year-old heating and air conditioning system and the 10-year-old water heater. Should I accept these fixtures as they are or should I insist that they be permitted?  Susan

Dear Susan:  If the HVAC system and water heater were installed without permits, and particularly if they were installed by nonprofessionals, it is almost certain that they are not installed to code, and this could involve significant safety violations. The fixtures should be evaluated by a licensed plumbing and HVAC contractor, as well as by your home inspector, to verify the safety and integrity of these systems. If problems are found, you should request that the sellers make all necessary repairs.

The 10-year-old water heater is already past its expected useful life and will probably need replacement soon. Therefore, obtaining a permit at this late date is not a critical issue. The 8-year-old HVAC system, on the other hand, should still have years of remaining useful life. Therefore, it is recommended that an as-built permit be obtained for this system to enable the building department to inspect and approve the installation.