Sealed attic hatch cover

[Robert Smith]

Recently inspected a (10 year old)  house where the attic hatch cover was in a closet and was fully sealed with what appeared to be caulking. To access the hatch, I would have had to cut through the caulking, and, I assume, repair/replace it after I was done. I elected to not disturb the seal, and advised my client that my access was restricted by the sealed hatch.
  Any suggestions on how to handle this if I come across it again?

[Marcel Gratton]

Recently inspected a (10 year old)  house where the attic hatch cover was in a closet and was fully sealed with what appeared to be caulking. To access the hatch, I would have had to cut through the caulking, and, I assume, repair/replace it after I was done. I elected to not disturb the seal, and advised my client that my access was restricted by the sealed hatch.
  Any suggestions on how to handle this if I come across it again?

Welcome Robert!

I would have handled it the same way you did and documented it in the report.  

If the owner was present, I would have asked them to open it.

[Robert Smith]

Thanks!

[Roy Cooke]

Well said, I also add that I will if they get the attic open, examine the attic for free the next time I am in the area ,
I also tell them if I have to make a special trip I will need to Charge them for the trip.
 Only Had one that asked me to examin the attic and It was just one street away from an Inspection,no charge and I got an inspection from a friend for doing this .
Good service frequently pays well.
 

[Raymond Wand]

You are not obligated to repair, replace the sealing compound once the vendor gives permission. However if the access was fastened with screws, I would expect you to refasten the screws.

Here is a case which explains clearly how the courts would review such a situation with an attic hatch which is sealed.

http://canlii.org/eliisa/highlight.do?text=Ontario+Association+of+Home+INspectors&language=en&searchTitle=Search+all+CanLII+Databases&path=/en/on/onsc/doc/2005/2005canlii32919/2005canlii32919.html

[Roy Cooke]

I am so glad we have Raymond to give us much important information.
 Thanks Ray..... Roy

[Marcel Gratton]

I am so glad we have Raymond to give us much important information.
 Thanks Ray..... Roy

 

[Randy McKay]

I also have come across sealed attic access hatches, I've always offered to return once the seal is opened and explained why I can not risk damaging the area. I returned to one house that was built in 2006 and the bathroom fan wasn't connected to the vent and had been exhausting moisture into the attic for 3 years, it was quite the mess. Make sure you clearly state in your report and your offer to return.

[Yuri Olhovsky, CMI, CEA]

Attic hatch should have a weather strip, and, in fact, should never be sealed. Some insulation companies use removable caulking to seal the attic hatch. Exacta knife will do a good job on cutting the seal neatly. It is imperative to inspect the attic area, and it should be done before the waiver will be signed by the purchaser. So you may not have time to return for re-inspection. Personally, I don't like to return. So I usually cut the seal and gain the access. A different story is if the hatch is not accessible (because of the built-up shelf for instance). Then I take a picture, and make a comment in the report. It is up to the purchaser how to proceed further. 

[Raymond Wand]

I make it a habit to tell the realtor or buyer to ensure there is unhindered access to furnace, electrical and attic access hatch.

[Brian MacNeish]

So I usually cut the seal and gain the access. A different story is if the hatch is not accessible (because of the built-up shelf for instance). Then I take a picture, and make a comment in the report. It is up to the purchaser how to proceed further. 

The last one that was sealed on one of my inspections, I asked the buyer's agent to phone and get permission from the vendor to cut the seal as I would call the inspection incomplete without being able to view the attic!! You must get a look in the attic. To offer to return at no cost is not what we're in business for.....would you return for ZIP if you had to travel 25-30-35 km one way.......NO WAY!!!

[Marcel Gratton]

I make it a habit to tell the realtor or buyer to ensure there is unhindered access to furnace, electrical and attic access hatch.

At this morning's inspection, the gas meter was tagged and water supply was off...

Client will have to pay if they want a re-inspection of fixtures / appliances not inspected.

My fee for re-inspection is half the price of a full inspection.

Cheers,