ULPT Request: How to get back at home inspector who screwed us?
Posted by clintshardeastwood@reddit | UnethicalLifeProTips | View on Reddit | 95 comments
Our realtors recommended this home inspector. Long story short, after we moved in we realized he missed so many issues from structural problems within his scope to an entire attic/wall rodent infestation, and so so much more.
To the extent that we had to move out and gut the house 100% and rebuild it, which was not expected. We kindly reached out to inquire why he didn’t point any of these issues out (honestly a simple apology and ownership would have done a lot) - to which he responded by having his lawyers threaten to take us to court, “ all the way to the Supreme Court if necessary, and we would pay for his legal fees”. This was our first house, with 3 young kids, and he completely fucked us.
After his response and refusal to make anything right, we contacted a lawyer who told us here whatever contract you sign is what is held up in court. He told us he had never seen such a terrible contract for the homeowner to have to sign, and that there was basically no recourse for us - because it would require huge legal fees, and if we were to lose (which he said was likely based on the contract that claims he is not responsible for anything he misses), we would then be responsible for his legal fees.
Huge learning curve for us, trusting our POS realtors and their even bigger POS home inspector. I will never hire a home inspector again.
The problem now is I keep seeing his smug ass around town. The way he handled it was so fucked, it does not sit well with me, and being a petty little bitch I want to get even. Yes, we left terrible reviews for him with pictures, etc., but that’s not enough after incurring a year long remodel and having to sync another 150k into the house that we did not have.
Gooddaytodog@reddit
The story is made up rage bait. You put $150k that you did not have into a remodel, and surely did not have the equity to borrow?
jay861@reddit
Yeah there isn't enough detail here. The home inspector sounds like a prick but I don't think any inspector is going to make themselves liable for any issues the homeowner finds down the road. The inspector can only inspect what the eyes see, I don't think he can remove drywall or anything. I remember when we were buying we were looking at a house that mysteriously had new plywood walls in the basement and our realtor told us that the inspector can't take em down to inspect. There isn't enough detail here to ruin someone's lively hood imo
Gooddaytodog@reddit
Yes, home inspectors can’t modify the property, which is why they operate under agreements that remove their liability for conditions they cannot observe. True example, water lines under the sinks are PEX, but hidden in the walls are old polybutylene lines that burst in a year. It would be unreasonable for the inspector to carry the cost of repairs given their limitations. There’s nothing for the inspector to even apologize for, they did their job. If there’s a potential issue that requires a more invasive inspection by a contractor, that must be negotiated during due diligence.
clintshardeastwood@reddit (OP)
We had to borrow more money to make the house, livable, what are you talking about? We were looking at either selling at a major loss or having to step up to the plate and do the work. So we figured out how the hell to get the funds together and do the work. But hey, you know everything!
jaidau@reddit
Get a different lawyer first the inspector has insurance for a reason
Tomj_Oad@reddit
He's licensed. There's a board that controls this. Find the board, files formal complaint. He gets disciplined and you have grounds for a suit. I did this when an inspector missed termites
clintshardeastwood@reddit (OP)
You know it’s insane, I’ve reached out to the boards that he is certified under, and they kept trying to dismiss everything until I sent pictures and excerpts from his inspection, and then they changed their tune and said they would reach out to him because they have “influence”.
So I said, what exactly do you have the authority to do? They responded, “nothing really.” Which is also what I was informed from a lawyer, all based on his contract.
redpukee@reddit
He's certified by an organization of Home Inspectors that have an ethical code, but not a lot of legal teeth. If your state licenses Home Inspectors, I would go that route. There are also rules about what can be written in contracts -- illegal clauses are not binding even if you sign the paper. If your state, county or city has strong consumer protection laws, some of the contract may not be binding. Was the lawyer you contacted an expert in contract law?
clintshardeastwood@reddit (OP)
We were told he is the top real estate lawyer in the area, 49 years experience, based on the situation he offered to look over everything for free since he could tell it was a pretty exceptional situation for us, but he wasn’t very optimistic based on the contract. He said he didn’t want to see the guy get away with it, but unless we wanted to risk even higher legal fees, his thought is we were SOL
heisindc@reddit
This is what i was thinking, but find other houses that have used him too. Threaten your realtor with a lawsuit to get the info.
One pissed off homeowner is one thing, 10-20 and you could run the guy out of town.
Tomj_Oad@reddit
Class action suits can be very powerful
jimmyfknchoo@reddit
Not sure where OP is located. But I had similar issue, Inspector said all was good. Then we did reno's and boom knob and tube. The downstairs had the electrical updated but not upstairs.
Inspector came back with the legal crap about they aren't liable, blah blah.
I looked up a case in my area similar, and the judgement was against inspector.
I contacted inspector and very calmly laid out the point that hidden items are not liable, but something as simple as knob and tube where I learned that a plug can be inserted into an outlet to determine is not above an beyond their scope and they were negligent in the inspection (especially for the year of the property where knob and tube were prevalent). Attached the court case, legal precedent and that I would sue them for damages as I had to replace the wiring (would have negotiated the asking price down if I had known).
they paid for the wiring that had to be redone.
heretorobwallst@reddit
Pull the valve stems out of his tire valves occasionaly
adderallmademe-055@reddit
its better to glue sometthing in the caps that gives the tire a slow leak. he will fill put the caps back on and it will slowly drain he will think its the tire. Hell go mad trying to find the issue
badgram@reddit
Realtors are deceptive They have “their” inspectors to ok the house to get the sale ! All kick backs
Unethical to say the least it is why they need to ethics classes to maintain their license
bratcat1111@reddit
I've known more than one good & ethical realtors. My mom was one, and she was very successful bc she worked so hard for her clients. She cared about them. There was a period where banks weren't lending to well qualified buyers & she'd get very upset bc she really wanted to help ppl out. To categorically bash on the whole profession is irresponsible and inaccurate. I don't care what some book says.
MorgainofAvalon@reddit
My MIL was a realtor, and she would have done the same bullshit as OP'S did. It's disgusting.
There are many reasons why we are NC with them, but the compulsive lying is a huge part of it.
clintshardeastwood@reddit (OP)
Yeah, for sure, real estate and everything under that umbrella is a racket
bratcat1111@reddit
Then next time, go without a realtor. I had a friend who did that & he found himself in a really bad situation. I told him how to get out of the contract before the sale went through. But by all means, go without one next time & lmk how that works out.
dopaminegtt@reddit
I got burned this way too. You may actually have legal recourse depending on your state
ZealousidealRow4730@reddit
This happened to me as well. I wonder if there is anything legally we can do?
EagleBigMac@reddit
If they were recommended by your real estate agent hire a PI and investigate if they have a connection as I would be suspicious as fuck and go after your agent.
LadybuggingLB@reddit
I went with the inspector my realtor recommended and got screwed, too. Missed the fact the shower didn’t work in the spa tub among other things.
I will never take a realtor’s inspector recommendation again.
nate-the__great@reddit
I'm a respected reviewer or whatever it's called on Google. Dm me his info, and I'll leave a realistic, scathing review, because that is just not right, and other people should be protected from his fuckery.
emmakobs@reddit
Please, if you buy again, do not write off a home inspection; the lesson here is not to use a home inspector chosen by your realtor. Find one independently, hell, find two and compare reports. Cheaper than $150K, I can tell you that much. A home is likely the biggest purchase of anyone's life, it deserves a thorough inspection.
Large-Hamster-199@reddit
The mistake you made was trusting the realtor. NEVER EVER go with a home inspector the realtor recommends. Remember, the realtor gets paid when you close the sale. Therefore, they always recommend the worst, most lax and lazy home owner inspector. A home owner inspector who does their job and spots problems will cost the realtor the sale and will never get another recommendation. In fact, I think a realtor making a recommendation is a conflict of interest.
Unfortunately, the contract means you have very little legal recourse. Best you can do is name and shame on public media like reddit. Please note reviews do not go viral, but videos and reddit posts can go viral. So make sure you name and shame here.
BothDescription766@reddit
Most realtors are unethical and not looking after your best interests. They are not fiduciaries in any sense of the word. To them, getting you an extra $50k for your house is not worth the extra work: it means only $1,500 to them after the marginal fee (6%) is split up. Six realtors in NY, CA, Il and each one tried to get us to set a lowball price so they wouldn’t have to lift a finger. And yes, they pass business on to their pals who are inspectors. It is a disgusting, low life profession.
wordscollector@reddit
This simply isn't true. Real estate professionals rely on referrals and repeat business. If you don't take care of your clients best interest, you will not be long for this business and rightfully so. Are there bad agents? Of course. Their are also bad cops, bad teachers, bad truck drivers, bad any profession.
If someone tells you that you look like a horse, ignore them - they're just an asshole. If two people tell you that you look like a horse, ignore them - it's a conspiracy. But if three people tell you that you look like a horse - I've got news for you! You look like a horse. What I'm trying to say is, if your getting the same answer from multiple agents from different companies, it's not the agents.
Large-Hamster-199@reddit
There are always good and bad people in any profession. However, the question is whether realtors as a whole act in a manner that benefits their clients. The answer is No.
Here is a Stanford case study that found no evidence that the use of a real estate agent leads to higher average selling prices, or that it significantly alters average initial asking prices
https://siepr.stanford.edu/publications/working-paper/how-much-do-real-estate-brokers-add-case-study
There was also another study done that proved that when realtors listed their own homes, they kept it on the market longer and received higher amounts for it than when they listed identical homes for their clients
https://www.nytimes.com/2005/02/20/business/yourmoney/why-a-real-estate-agent-may-skip-the-extra-mile.html?_r=0
bratcat1111@reddit
One of my mom's many professions that she did simultaneously was being a realtor. She was very ethical. She would kick in part of her commission or do whatever it took to help her clients. She was wildly successful bc her clients would go with her again & refer her.
Large-Hamster-199@reddit
100% agree. This was actually proven in a study that was discussed in the book Freakonomics. It proved that realtors took longer to sell their own houses and got paid far more than the asking price as compared to when they sold houses for their clients.
https://freakonomics.com/2008/02/real-estate-agents-revisited/
BothDescription766@reddit
I read that when the book came out. I always bring it up to realtors even socially.
anotheruser316@reddit
Sorry, this is terrible advice.
First off. You should be given several great options for inspectors. Anyone who gives you a single option is exposing themselves to liability.
Like wise bad inspector’s won’t make the list of options. In business people who develop a bad reputation wont be in business for long…and people who value their business simply don’t want to associate with others who do bad business
I know it can seem like there is nobody looking out for your interests, and there are always bad apples, but if you can’t find a way to trust a professional to leverage their relationships and experience then your chances for a successful outcome are not higher by simply trusting your self alone
clintshardeastwood@reddit (OP)
That is a good point you made, several of them. I’ll have to really think about it, he is definitely a POS and I would love to put him on blast on here, but I don’t need any further engagement from him since it will obviously point back to me…
Large-Hamster-199@reddit
I'm so sorry. It's truly terrible that both the realtor and the home inspector essentially conspired to cheat you. I can't imagine how furious I would be if this happened to me.
clintshardeastwood@reddit (OP)
Thank you. It’s crazy, I have been working my ass off for years and I am in a position now that I never thought I would be in. Debt up to my eyeballs on a house that will probably never be worth what we have had to put into it. Sometimes I feel really stupid for being in this position, but it’s obviously not what we expected.
NotoriousMGB@reddit
Please don’t feel stupid, this is an unfortunate learning lesson in life that not all people are looking out for our best interest. You’ve learned an invaluable lesson and will eventually move on from this with a clear conscious as opposed to the individual who knows his work is shoddy and will try to do this to others. Warn others, be factual and wait. The realtor has lost your business and anyone who asks you will choose another realtor and home inspector for their business.
Large-Hamster-199@reddit
One of my friends once told me that the best home inspectors to go with are the ones that have been blackballed by all local realtors. If you bring up a name of a home inspector with a realtor, and your realtor discourages you from using them, then you know you have a good choice
wordscollector@reddit
This just isn't true. Because our license is on the line too. If an agent doesn't specifically recommend multiple people, a licensee can and will be held liable also.
Any home inspector should do his job right, simple as that. And it's his job to point out everything that's wrong with the house. If the inspector doesn't do his job, you have recourse against the agent that recommended him.
What OP needs to do is take the documentation to the agents broker and then to the real estate commission in their state. I promise they'll get results.
HippyGeek@reddit
This isn't just the inspector, but the Realtor he's in cahoots with. Public shame them both. Bad reviews, sign both their numbers up to every shady scam program you can find, etc, but as others mentioned: stay factual. You don't want a defamation suit.
LPT: Always use your own inspector.
YSoSkinny@reddit
Yeah, the inspectors that realtors reccommend have a vested interest in NOT finding htings so the house will sell. I hired my own inspector.
Forward-Surprise1192@reddit
Post his info online along with the story and let the internet do the rest is the easiest and would probably hurt his business the most. I’ll leave a bad review if you DM me
raziridium@reddit
Same
clintshardeastwood@reddit (OP)
Huge thanks truly
NekoBerry420@reddit
You have my sword
Cuneus-Maximus@reddit
And my axe
Tasty-Run8895@reddit
Include bad reviews for the real estate agent also. Maybe some others will come forward from the same realtor using the same inspector and you can show an ongoing pattern and file a joint lawsuit?
No_Depth-@reddit
Make sure you stay factual.
sockpuppetrocket@reddit
Likewise
clintshardeastwood@reddit (OP)
Wow thank you, really appreciate that. Yeah, I do get generic emails occasionally commenting about how “1000 people have viewed your review (or pictures)” so I’m sure that is having an effect
KimberlyWexlersFoot@reddit
lmk when you’re fired up again.
pammylorel@reddit
Same
clintshardeastwood@reddit (OP)
Thank you as well
phome83@reddit
Email/DM his wife claiming to be a woman he is sleeping with under the guise of wanting to 'come clean'.
leisuresuitbruce@reddit
That sucks. For anyone else reading this realize that someone recommended by your realtor is beholden to your realtor. Pick your own inspector. Maybe even ask that inspector do you know my realtor.
eliismyrealname@reddit
We learned the hard way, too: Always hire your own inspector your research yourself. It costs us tens of thousands of dollars, too. Our health was severely impacted as well. I’m sorry this happened to you, too.
clintshardeastwood@reddit (OP)
It’s the worst. Very hard way to learn a very expensive and serious mistake. I just feel bad for my kids this past year while we’ve been trying to keep it positive, but under an insane amount of stress.
eliismyrealname@reddit
Yeah, I understand. Our marriage suffered greatly because of our last house, too. It was our first house we bought after getting married. We moved across the country and almost made the same mistake again but decided to not buy the first house we had inspected by the real estate agent’s inspector. We waited for the next one and it still had problems but at least we were informed. Even though our real estate agent was nice and transparent, his inspector was not. I wish you the best of luck! I am really sorry this happened to you and your family.
EustachiaVye@reddit
Can you give your story to a local reporter and they can get it on the tv news?
FreezedPeachNow@reddit
Post this review to his Google business profile and yelp and then share with us
ThatAintRiight@reddit
Home inspectors are useless for the buyer. If they miss something, you can’t go after them.
UnaTherapista@reddit
Hire a structural engineer for all inspections.
clintshardeastwood@reddit (OP)
I certainly will next time
midlifewannabe@reddit
Sorry this has happened to you. This industry is a mess.
I am not a lawyer but there are remedies beyond contract law. Try talking to a different lawyer that would consider suing him in a TORT lawsuit.
Good luck
clintshardeastwood@reddit (OP)
Thank you, I’ll look into this
zomanda@reddit
HI have incredibly powerful protections. Taking them to court would be a waste of time.
clintshardeastwood@reddit (OP)
That’s what we were told when we reached out to a lawyer who took a look at the contract. While simultaneously saying this guy can’t be given a pass, but then not seeing how to nail him
WdSkate@reddit
Find the licencing agency that manages certification for home inspectors in your state. Write them and make your complaint known and find out if insurance is required as part of his home inspector license. I know that many states require errors and omission insurance. If he has insurance, you don't even talk to him about it, you take your documentation and file it against his insurance.
clintshardeastwood@reddit (OP)
Thank you, I will look into this
MarleysGhost2024@reddit
I would continue to leave reviews trashing him until the day I die. As long as you're truthful, he can't do shit. And I would throw in the name of the realtor that recommended him.
clintshardeastwood@reddit (OP)
Yeah, you’re right, I’d say it’s time for an update
tilrman@reddit
Not necessarily unethical: Report his attorney to the bar association.
clintshardeastwood@reddit (OP)
Yeah, I think that is worth doing as well actually
SlightRun8550@reddit
Take him to court sue him say you asked about rat infestation and he told u there was none but also sue the realtor then report both of them keep fighting it n down the road if you do lose file bankruptcy
clintshardeastwood@reddit (OP)
Honestly, that is probably what I should have done, I had so much anxiety about having to deal with confrontation like that in a court setting, but I think we would’ve been better off rolling the dice
SlightRun8550@reddit
I get why you’re pissed—what you describe isn’t a minor miss, it’s the kind of failure that wrecks finances and trust. But going after him with “revenge” ideas can easily backfire on you legally, especially since he’s already shown he’s willing to lawyer up aggressively. That’s not a fight you want to walk into unprotected. Let’s separate this into what actually helps you vs. what just feels good in the moment. What won’t help (and can hurt you) Harassment, property damage, impersonation, or anything deceptive → opens you up to lawsuits or even charges. Coordinated smear campaigns or fake reviews → can be traced and used against you. Confrontations in public → escalate fast and don’t end well legally. What can actually move the needle 1. Go after his license, not his ego Most inspectors are licensed or certified through a state board or org like American Society of Home Inspectors. File a formal complaint with: Your state licensing board (Idaho has oversight for inspectors depending on registration status) Any professional association he claims These complaints do matter—enough of them and he risks suspension or losing credibility. 2. Document everything like you’re building a case (even if you never file) Keep: Before/after photos Contractor reports stating issues were visible/should’ve been caught Timeline of events and communications Even if your lawyer said the contract is bad (which is common—inspectors often cap liability to the inspection fee), gross negligence can sometimes punch through those clauses. Not guaranteed, but worth a second opinion if your evidence is strong. 3. Target the referral pipeline This is where you can hit him legitimately: Leave detailed, factual reviews (you’ve started this—good) Mention specifics: what was missed, cost impact, and his response Avoid exaggeration—stick to provable facts so he can’t claim defamation Also consider reviewing the realtors. If they pushed him, that’s part of the ecosystem. 4. Quietly warn people in real life No theatrics—just matter-of-fact: “We used him. Missed major issues. Cost us six figures. Just do your due diligence.” That spreads faster than you think, especially in smaller communities. 5. If you really want leverage: consult a different lawyer Your first lawyer gave a practical answer (cost vs. odds), but not necessarily the only angle. Look for someone experienced in: Real estate litigation Professional negligence Ask specifically: Does this rise to gross negligence or fraud? Can the realtor referral create liability? Is there an E&O insurance claim angle (inspectors usually carry it)? Even a strongly worded demand letter from the right attorney can change tone. Reality check (important) Fact: Most home inspection contracts are designed to protect the inspector heavily. Inference: Your odds in a straight lawsuit are probably not great without clear, egregious misses. Opinion: Your best “payback” is damaging his future business legitimately and protecting others, not trying to out-petty him. If you want a sharper approach I can help you: �Rewrite your review so it’s airtight and harder to dismiss �Draft a complaint that actually gets attention from licensing boards �Map out whether the realtor angle is worth pursuing You got burned—badly. The smartest move now is to make sure it costs him future business, not you more money or risk.
UnethicalLifeProTips-ModTeam@reddit
Edit removal reason
Gimme_Your_Wallet@reddit
You... replied to your own horrible grammar comment with a response made by GPT but meant for OP?
Ill-Running1986@reddit
Totally gpt, but the idea of finding his licensing body is sound.
And as a general statement, some inspectors are good; others aren’t. They're never responsible for their messes.
Single_Asparagus4793@reddit
Bro, ChatGPT, really?
SlightRun8550@reddit
Sounds like a true story bub
Maximum-Spot-9523@reddit
Go after the realtor. They must give you 3 names and not steer business to any one person.
clintshardeastwood@reddit (OP)
Well, shit, I hadn’t heard about this, but I will definitely be looking into it
cheekymonkey516@reddit
Geolocated fb, insta, google ads aren’t very pricy. Your complaints could be the thing that pops up when people search Home Inspector Near Me. Augment the free review options—Google, yelp, Nextdoor etc.
clintshardeastwood@reddit (OP)
I like this
VengefulPron@reddit
Local News agency
AwarenessCorrect9476@reddit
Just take every opportunity to tell people how incompetent he is. Word will get around.
clintshardeastwood@reddit (OP)
Yeah, thank you, I’m glad the input here is basically what I’ve been doing. For a while, I would find any excuse to work his name into a conversation but now I will wait until the second conversation with people I meet :)
fap-on-fap-off@reddit
Make sure your realtor knows. Also, sue him in small claims where he can't use a lawyer, and where they try to get the two sides to cut a deal instead. You'll only get a free thousand but better than nothing.
If you're state licenses home inspectors, you may also file a complaint with the licensing division.
DuckyDoodleDandy@reddit
Hire two different inspectors that have no connection to the realtors or the mortgage company etc. Completely independent.
Then compare their inspections.
selrix@reddit
Aloha-Eh@reddit
Personally, I'd recommend putting it in the FREEZER. Cold piss will not do the job you need it to do.
MakeChai-NotWar@reddit
I’m Laughing so hard
dj_destroyer@reddit
Name and shame!
Single_Asparagus4793@reddit
Hire a 2nd, this time legit, inspector. Post on social media/review pages (everywhere) “I hired an inspector (name of 1st inspector) on (date) with (company) and their report didn’t mention X. I ended up getting a second licensed inspector, and they documented X” make sure to include photos. That way the locals can make their own decisions (which I imagine, will not be favorable).