What's the inspector's liability

[Becky Lu]

We hired a certified inspector for our small apartments(29 units) in Houston. We asked the inspector to inspect on big ticket items, like, the roof, ACs, HVACs, electrical system, plumbing, foundation,..etc.  So we selected about half the units that were in a not-as-good condition for him to inspect after we walked each units. The inspection report came back good with no major issues and we bought the property. Now almost 3 months in, we found out more than half of the units don't even have heaters/HVACs and had to replace with proper AC/ heater. In the report, he signed off stating we have working ACs, HVACs, and heat pump.  It's required to have adequate/proper heating system in Texas. So we're upset that he didn't do his job to at least point out that there's no heating system and heat pump in most of the units. Is he responsible for his inspection, which didn't even provide the truthful fact?

Can we hold him responsible for giving an inaccurate inspection?Is there anything we can do to ask for a refund? or sue him?( Not like we will sue him but we just feel cheated and were given the incorrect information back then.)

Anyone has had similar experiences? would love to hear your story. Thank you.

[Jon Holdman]

The vast majority of window AC units do not provide any heat.  Those that do provide only a small amount via some "heat strip".  IMHO any inspector who assumed a window AC also provided heat would be incompetent.  I think the lesson here is to be thorough in your due diligence before the purchase.  By your own admission the inspector only inspected half the units.  That's a mistake.  Did you inspect all the units yourself?  If not, that's a mistake, too.  So, rather than try to find a way to go after the inspector, I'd write this off as tuition for the "school of hard knocks" and use the lesson here to improve your process on your next purchase.