(Clients have given their permission to publish their names and comments. These are just a few of the hundreds of comments sent in over the years. They are unedited, except for minor spelling corrections or some shortening of a few responses.) If you have used the services of Able Home Inspection, and would like to post a comment, E-mail Dennis Robitaille
Dear Dennis, First off: Thank you! Thank you! Thank you! You may have saved our lives in addition to saving us a lengthy, frustrating and costly set of repairs. We decided not to proceed with the purchase after all. The seller was unwilling to allow us extra time to hire an engineer to test the structural integrity of the penthouse. We felt that the risks were significant and the compensation entirely inadequate even to address the furnace problem and other less serious concerns. Had a structural issue come up, our lawyer felt that fixing it would have been the jurisdiction of the condo association and would have entailed a battle with the condo association next door to permit the repair. Under those circumstances, it was definitely in our best interests to walk away from what would have otherwise been an ideal property for us. Once again, I want to convey to you our deep gratitude for your thorough inspection. I only hope that the eventual buyer has an inspector of your caliber working for them so that they are fully informed of the risks. We cannot imagine trusting another inspector and hope that you will be able to find time for us again! Many, many thanks! Sharada, Boston, MA
Dennis
It was amazing how you focused in on certain areas inside the house and basement based on your observations on the exterior of the house. Your concern about the water tightness of the area between the deck and house wall proved to be a real issue when you pulled back the basement fiberglass wall insulation and found rot and fungus on the plywood wall sheathing as well as rodent droppings in the insulation. We were able to get the owner to address both of these issues by having all the contaminated insulation removed and replaced and by having a gutter installed and having repairs between the house and deck made. Your discovery of a concealed crawl space under the kitchen surprised us and the real estate agent, thank you for coming back to inspect that area after the owner removed the steps that covered the access opening. We also got the owner to repair the boiler exhaust leak that had high carbon monoxide levels and the overhead garage door openers that did not stop and reverse when you tested them. These two findings alone were worth the cost of the inspection, especially because we have two young children. Even though you were very professional and respectful to the homeowner and real estate agent, it was obvious that you were working strictly in our best interest. Nicole, Groveland, MADennis perfomed an inspection of a vacation home in Campton, NH that we had made an offer on. I cannot speak highly enough of the services that Mr. Robitaille provided for us. We were unable to be present for the inspection, however, Mr. Robitaille took over 100 photos of the house, documenting numerous issues related to water damage, mold, rodent infestation, possible structural problems and plumbing issues. He went into all hidden areas of the house (attic, crawl spaces, etc.), took moisture readings with an electronic moisture meter, checked every appliance and plumbing fixture, probed for rotting wood high and low and tested every faucet and toilet. The level of detail of his inspection was way beyond anything we expected. After returning from the inspection, he wrote up a detailed 25 page report and provided captions of each of the 80 or so photos he ended up emailing to us. The final product was delived by 9 pm of the same day of the inspection. The bottom line is, he saved us from buying what superficially seemed to be a spectacular house but in fact was anything but. I give my highest recommendation to him. Greg Buckle
Dear Dennis,
Thanks for catching the (improperly abandoned) underground oil tank that previous inspectors had missed, saving us from tens of thousands of dollars in potential cleanup costs and liability. (Colleagues of ours spent $50,000+ on such a cleanup and had to move temporarily out of their house while they were digging under the foundation.) The depth and insight of your report and the focus on the "big ticket" issues are truly impressive and invaluable. Thanks lots! Eric, Belmont MA"Dear Dennis, thanks again for a very thorough and professional home inspection. I really appreciated the fact that, on site, you didn't patronize or talk down to me, but were perfectly happy to educate me whenever I requested information. Clear communication is very obviously one of your strong assets. Considering the thoroughness of your work, I was a little surprised that the real estate agent was also impressed with your inspection. She told me that she felt you were fair and weren't "out to get" the homeowner or the agents and didn't try to unnecessarily scare or alarm me. I credit your inspection report for helping convince the seller to come down by $5,000 on the asking price before we signed the P & S. I credit your straightforward talk for making me realize that $5,000 is only part of what it will cost to maintain that old house through the first two years. Thanks again," Dorothy Roof, Beverely, MA
Dear Dennis,
Not only did your report meet my expectations, it exceeded them! It was easy to read and understand and it reiterated everything you mentioned during the inspection. I cannot emphasize enough how much your unbiased opinion and service is truly appreciated. Thanks to you, Jonathan and I have all the resources to make a decision on the purchase of condo, repairs to which could potentially cost many thousands of dollars and put us in debt for many years. I will keep you posted on our decision with regards to purchasing this condo. I will undoubtedly highly recommend you to my colleagues, family and friends and if this purchase does not happen, will gladly use your services again. Many thanks indeed, Mari & Jonathan, Brookline, MAHello Dennis,
Thank you so much for your thorough and informative inspection of our home. It was the very best money we have ever spent. Your knowledge and insight was / is invaluable to us. Your report was incredibly well done and put together in such a way that even a home buying novice such as I could fully understand it. I can not thank you enough for everything. Should we hear of anyone needing a home inspection...we are going to insist they call you. And another BIG thank you for dealing with my parents...thanks for going above and beyond dealing with the pack of us!!! Again, thank you so much for all you've done. It is more appreciated than I / we can ever say. Jennifer and Brian, Rochester, NHOk, we just got back from our home inspection that dennis performed. Lets start by saying if you google best home inspectors in mass there are only 4 and dennis's name is on that list, enough said, but I will continue. He is by far superior than any home inspector my family has ever worked with and trust me "DENNIS KNOWS HIS STUFF" not only did he find water damage under the electric meter box as well as soaked sheathing behind the vinyl siding, but he saved me and my wife a lifetime full of headaches. There were many issues he found including mold, furnace problems, water in the oil tank and a radon issue. My father jokingly said to dennis "If I ever put my home up for sale I hope they don't hire you" YES he is that good! if there is a problem he will find it. If you need and are looking for an honest truly outstanding home inspector do not hesitate to hire dennis! he is the man for the job. So in the end We are not moving forward with this purchase of the home. Thanks dennis! best money I have ever spent. Pete, Newmarket NH.
I hired Dennis to inspect a commercial condo property. I was absolutely amazed by the professionalism, expertise and attention to detail he had all along the inspection process. Dennis really is the type of inspector that goes the extra mile; For example, to get to the roof of this three story building he had to carry a ladder three floors and climb in a very narrow and difficult space. With zero hesitation he did it and found a bunch of things that otherwise would have not been found. He spent nearly two hours with me at the building looking at every single detail, from the external drainage of the parking lot, all the way to the inspection of every electrical outlet in the unit. I have purchased a few houses in my life and I have help some friends too, so I've been through a few inspections. Let me tell you without a doubt Dennis was the most detailed inspector I have ever come by. So if you want to make sure there are no problems overlooked I would strongly recommend you hire Dennis. Gus, Lexington, MA.
Dear Dennis, Thank you very much. The report looks great. We'll give it a close read this weekend and act on the things you've brought to our attention. Will and I are both very pleased with your work, and will enthusiastically recommend you to others in the future. We were especially pleased that you stuck with the EPA standards for radon testing, even though both realtors seemed skeptical. We're glad you make accuracy and knowledge of safety standards a priority. Keep up the great work! Erin Leiserson, Nashua NH
"Not only was the inspection a very good and thorough one, but it helped us get $19,500 transferred to us at closing to take care of needed repairs that Dennis identified. In addition, the owner had the asbestos contamination situation properly dealt with. In the investment world, a $19,500 return on a $750 investment (the cost of the inspection) is certainly a good return. Also, through your efforts an additional $18,000 was spent by the homeowner to correct problems you found!!! thanks again!" Tim & Linda Lawlor, Plymouth, MA
"Dennis, I wish to extend my most sincere gratitude on the superb home inspection you conducted on our behalf recently. The promptness of your reporting is noteworthy, while your remarkable expertise is laudatory. Your attention to detail, coupled with that expertise proved to be incredibly important. You identified a problem which the sellers were obligated to repair at a cost of approximately $19,000. You saved me that amount, plus a potential liability of tens of thousands of dollars. The caliber of your work is a high standard." Harold J. MacCaughey, Winchester, MA
"Dear Dennis; Once again, we find your home inspection worth every single penny. Last time you saved us from a house with significant foundation problems. This time the extensive, comprehensive data you supplied in your report enabled us to renegotiate our offer price with the seller - to the total tune of about $12,000 in savings!!! You are the best! Thanks again." Susan Stowe, Arlington, MA
Dear Dennis; As you recommended, I inquired with the town's building department about the finished basement in the property I was going to buy. They confirmed that it did not have a permit. The following is the Building Inspector's response: "Our Map and Lot file for this property does not include any permits to convert the basement of this condo into living space. Therefore, it is an illegal conversion and may not be considered habitable living space. There are even stricter codes governing use of a space as a bedroom and therefore that also would not be permitted at this time. The present owner, or any purchaser of this property will be responsible for correcting any violations."
The director also said that whoever owns it would have to be responsible for correcting the building violation. This also means the basement can not be counted as a living space, therefore the condo has 500 less square feet and 1 less bedroom, than what it was advertised as. If you didn't bring this issue up, I might have been involved in some potential problem of correcting the violation in the future when I sell the condo. Thank you for your help, Eun, Durham NHHi Dennis, I am extremely glad that I chose you for the inspection. Although the house was small, I could see how meticulous you are with your work. Thank you also for all the added advice you provided me under the FYI clauses in the report. They are a great recap of what we discussed during the inspection. Subsequent to your report, I prepared my own "buyers report" in order to translate the inspection jargon to negotiation points, picking out items that were of major concerns to me as a buyer and which I wanted the seller to address. I have attached a copy of my "buyers report". I know you are very busy, but if you do have time you may fancy reading it. Once again, I wish to thank you sincerely for truly representing my interests. I am also pleased to let you know that I have decided to use you for all my future inspection needs. I will certainly refer you to as many people as possible because I am fully satisfied with your work and also I truly believe in the cause that you stand for. Best regards, Ramesh, Nashua, NH
Dennis, I have bought and sold several homes over the past 10 years and feel that yours was the most insightful, complete and professional inspection I have had performed. Sometimes you really do get what you pay for! Thank you for your detailed report. It is a most helpful tool to use in making this important decision. I will highly recommend you to others, and will contact you again should I choose not to purchase this home and make an offer on another at some point in the near future. Thank you again for your professional and comprehensive service. Diana Awbrey, Weston, MA
Dennis, thank you for doing an excellent job with the home inspection in Windham NH. You have a very good ability to hone in on problem areas. The issues you uncovered during the home inspection weighed heavily on our decision to walk away from purchasing the home. My wife and I think that you did a terrific job and would use your services again (when we do our next home inspection). The money spent for the inspection was minimal compared to the potential amount of money that would have been required to fix the issues. Thanks again! Curt Taylor
Hi Dennis, Thanks for the detailed report and quality photos. I was very much impressed with your inspection yesterday. I enjoyed accompanying you and hearing your comments, explanation and learning plenty of useful information about the property. Your meticulous and detail oriented inspection (both outside and inside the house) was not only very useful but exceeded my expectations and I would recommend your services to friends with great enthusiasm. Appreciate your effort, pleasant demea nor and professionalism. best, Zev Gechtman, Concord
Thanks, as a result of your report, they are replacing the Federal Pacific Electric stab lock electric panel, repairing the furnace and buying a warranty, paying to build a new deck for us and fixing the all electric work. We're very happy that you were so thorough. Best, Brian Kane, Carlisle, MA
"Dear Dennis, thank you for conducting my home inspection. I found you to be extremely professional and thorough. With the help of your report, we were able to point out to the sellers all the problems, reducing the selling price by $8,000." Dave Flibotte, Peabody, MA
"Dennis, thank you for a complete inspection. As a result of your inspection we renegotiated and reduced the purchase price by $7000.00. The sellers could not argue once presented with a copy of your report. I advised my attorney to recommend you to other clients." Edward Conley, Stoneham, MA
Mr. Robitaille, as usual your inspection was very professional and thorough. Just thought you would like to know that I tried to get some money off the agreed price ($5000), but the owners would not budge...however...as soon as I let them view your report...they were more than happy to. Again, thank you. Will Brizuela, Winthrop, MA
Thank you Dennis for the very thorough report. The pictures are great and will really help, sometimes a picture is worth a thousand words. I am very pleased with your services and will highly recommend you to any of my friends. Thank you again, Jan, Statham NH
Dennis, Both Jerome and I want to "THANK YOU" so very much for your assistance today. As I said back a month and a half ago when I first met you (when I was the home seller); despite the outcome of that situation (your clients decided not to purchase), I am quite impressed with the quality and thoroughness of your work. We all hope that the purchase of a home is going to be the wisest investment any of us can and will make in our lifetime. For some of us it isn't always the easiest decision to make. Your assistance today was an investment in and of itself, and DEFINTELY worth every penny. This report will greatly assist us in our decision making process. Many THANKS!!!! Chris, Newburyport
Dennis, thank you for assisting my wife and me with our housing inspection. Your professionalism and care for your clients was evident during the inspection and in your report. My wife and I have read through your narrative a couple of times. We are pragmatic and realistic individuals and so while we did expect there to be some issues (i.e. need to replace heat/cooling systems), we did not expect to find the excessive evidence of water damage as well as the structural problems such as the issues with the roof structure. All I can say is that I am glad that we chose you for the inspection. I'm pretty sure that most inspectors would have missed many of the issues you brought to our attention. When spending the amount of money this purchase requires, it is imperative to have the best service providers/advisors you can find. I was wary of using any home inspector that my broker suggested. The potential principal/agent conflict of interest is just too great to ignore. I will be recommending you to my colleagues and friends as they move through their own house purchase processes. Thank you again for your help. Regards, Scott, Newton
"Hi Dennis, I wanted to follow up on our phone conversation from earlier this week and let you know the results of the electrical inspection that I had done the other day. The electrician shared your opinion of Federal Pacific equipment. He agreed that FPE is not high quality equipment. He did estimate between $8000 and $12000 if the Association wanted to upgrade. In terms of the situation in the unit, he was shocked at the placement of the panel and with the overall quality of the electrical work that had been performed. He estimated a cost of between $2500 and $3000 to replace the panel and move it to an interior wall, add GFI outlets in the kitchen and bath and fix all of the outlets. I was able to negotiate a lower price for the unit. The current owner claimed to be completely unaware of the electrical safety issues. She also told me that she did have the unit inspected in 1999 before she purchased it and that the inspector did not alert her to the problems with the electrical system in the unit. I'm very pleased that you alerted me to the problem and I want to thank you again for your thorough inspection, detailed report and pictures and for following up with a phone call. All the best," Dan Carr, Boston, MA
"Hi Dennis, Thought you might be interested in an update to the situation. I called the management company and asked for engineering reports pertaining to the water seepage problem in the garage. I subsequently emailed your report and pictures to my dad who is a Civil Engineer with a Master's degree in Structural Engineering and 40+ years experience. After looking at your pictures he said that obvious attempts had been made to inject sealant material into the areas of water leakage. Water damage and attempted repairs also explained the 2 - 3 inch difference in the height of the slabs in the ceiling of the garage which you had pointed out to me. I also mentioned some of the construction outside the building that you had pointed out to me which had been put in after the original construction to arrest the water seepage problem. He found it hard to believe that no engineering study had been done before commissioning these works. He also mentioned that damage already done to the structure cannot be ascertained without drilling and checking the condition of the steel inside the concrete. These could have already started to rust (worst case) in which case it would be very expensive to save the structure. Based on your report and his explanation of the potential cost and difficulty of trying to fix something like this I have decided to walk out of the deal. Thanks for an excellent report." Rudy Chakravorty, Cambridge, MA
"Dennis, Your inspection report was received and reviewed. I want to thank you for taking the time and conducting a thorough inspection of the house we were looking to possibly make an offer on. With the house being over 100 years old, there were many questions that needed to be answered. Like I probably stated, my wife and I are potential first time home buyers that are still in the process of looking for a home that suits our needs. Your verbal observations and physical report have given us not only valuable information so that we can make an informed decision, but also have given us some of the knowledge that is needed to approach home buying with a certain level of confidence. We look forward to utilizing your services when we find a home that we are interested in again." David Anastasia, Chelsea, MA
"We were very happy with our inspection experience & felt confident we were receiving the best information to help us with our buying decision. We found the report clear & easy to understand - especially well suited to our needs since we know very little about home repair & construction. We feel that our inspection experience has educated us such that we will be able to make more informed decisions in our home search. The electronic report format was a plus since we are internet oriented people." Josh Jones & Tweeny Kau, Boston, MA
"The last time I bought property was 10 years ago. I used an inspector recommended by the real estate agent, that won't happen again! Thank you for your thorough, knowledgeable, and professional inspection. Kate and I especially liked the way you weren't rushed and asked us "do you have any questions before we leave this area of the house?". We were also very impressed with your bag of high tech gadgets. We'll recommend you very highly!!!" Elizabeth Sullivan, Billerica, MA
Dennis, your report is phenomenal. It is very clear and descriptive, which is not only an asset to us, but also for the realtor so that she can help explain to the homeowners exactly what needs to be done. I will most certainly pass your name and info along to friends and family that will be in need of having an inspection. Thanks again! Michael, Melrose
"Hi Dennis... Just wanted to let you know that I closed and moved into the townhouse on Wed! It's great and my son is so happy to live in an area where he can go outside and play and ride his bike! Thank you so much for all of your hard work...you were very thorough...the owner made sure the place was sprayed for the carpenter ants before I moved in ....I love my new home! Thanks for helping to make this possible for me!" Sincerely, Chrissy Lyons, Everett, MA
"I was especially impressed by your follow up after the inspection. Your fast response to my numerous questions, even over the Easter holiday, was much appreciated. Excellent service & very efficient. Tseh-Hwan Yong, Carlisle, MA
This is the second home Dennis has inspected for us. He is truly the best home inspector me or my family has ever seen. My parents have bought and sold many homes over the last 30 years a never encountered someone like him. Look, if you want to save 150 bucks and go with the cheaper run of the mill home inspector thats up to you, but when you later find all the problems that inspector didn't find or didn't feel the need to tell you, you'll be wishing you hired Dennis.
Pete C, Barrington, NH
"This was my first home inspection experience and it was eye opening. I asked several people about your inspection report, including a lawyer, contractor and a real estate broker. They did say that your fee was on the high side, however, your report was very informative and written for anyone to read. Quality and detailed they admitted that you are a true professional and very knowledgeable in the field of home inspection. The contractor that I used for the estimate to correct the chimney problem was impressed with your report. Thanx" Chris Borum, Lynn, MA
"Dennis' inspection proves that a home inspection is invaluable. He pointed things out to us that we would have never seen. His explanation of what to look for at our next house hunting expedition will serve us well. Thanks Dennis, you're a financial life saver." Stephen McDonough, Woburn, MA
"Though my husband and I brought my father-in-law, the plumber, and my brother-in-law, the electrician, Dennis discovered issues with the home that no one caught. If you bring one person to look at your prospective purchase bring Dennis Robitaille! We were able to negotiate a substantial credit on the price of the home based on the undeniable impact and veracity of Dennis' 23 page report! The inspection fee was a bargain for the service and benefits we received. Thank you," Cathleen & Jim Napoli, Winthrop MA
"You lived up to our first impression as you conducted an explicitly thorough examination. What impressed us most was that you found active termite infestation that a pest control inspector missed two days before." Sean Smith / Erica Foley, Hollis, NH
"Hi Dennis, thank you very much for your thorough inspection work and the clear and informative written report. Thank you for climbing up the roof with me and discovering the condition of the roof. The sellers have agreed to share the costs of a brand new rubber roof, which we feel is reasonable. We signed the P&S yesterday. They also committed to fix the problems with the heating and electrical systems, which you discovered, before handing over the property. All in all, I think it was money well-spent for your service. I will certainly strongly recommend you to my friends at church and colleagues at work. Thank you very much. It has been a great pleasure working/meeting with you." Regards, Wen Han, Lexington, MA
"Thanks to your inspection, I wouldn't have known that there was an asbestos problem in the house. You've saved me a tremendous amount of money and aggravation. Thanks again." Greg Drew, York, ME
"The real estate listing agent said your report was the most comprehensive & thorough she's seen in 18 years in the real estate business! Thanks again!" Geoff Harlan, Bedford, NH
"We found it quite valuable having an inspector independent of the brokers and were pleased how you took the time to explain things. It was also appreciated that you took time to discuss concerns over the telephone prior to the inspection." Douglas Reynolds & Ulrica Hildingsson, Littleton, MA
"Dennis, you were fabulous! We would recommend you to anyone. The knowledge you shared with us is invaluable - we will use it as we continue our search for the right home. We will also be calling you to inspect again! It was far and away the best $600 we ever spent. Thank you!" Jessica & James Ford, Wakefield, MA
"Knowing that there are home inspectors that may not be of the highest ethical standards, we were thrilled andduly impressed at your obvious expertise." Jennifer Nunes, Revere, MA
"Dear Dennis; The inspection report you wrote for us was super. Now that we've moved into our new home its been an invaluable tool in evaluating & making repairs / adjustments to our home's systems. It's clearly and succinctly written with a great deal of useful information above and beyond the specifics of the inspection. It's been a comfort & confidence to us during this anxiety ridden house buying procedure. After you completed our first inspection in 1985, we believed your work then as a home inspector to be professional, thorough and extremely knowledgeable. With the additions you've made in improving the reports, we frankly can't see how you could make it better! Thank you " Susan & Jim Gallant, Medford, MA
"Dennis, you were very thorough and professional in your inspection. You treated my concerns like they mattered and didn't hold back in addressing them. Your service was, without a doubt, top notch." Steve Moscaritolo, Beverly, MA
Dear Dennis, I received your report and photos. Thank you for also sending the lovely pictures from the roof! Your report was very thorough. I really appreciated your findings on the mold under the stairs and the evidence of leakage on the window. I'm not sure we would have noticed those issues ourselves for quite some time. We will have the mold cleaned up and electrical outlets replaced and disposal wiring fixed before we move in. Thanks to your report, the seller will probably take care of those issues for us. I also appreciate your recommendation for the arc fault circuit interrupter in the bedrooms. We will take care of that. We'll also look into the other issues you included in your report, such as moving the washer/dryer. As before, we are extremely pleased with your professionalism and attention to detail. I will strongly recommend your services to my friends when they are buying a home! Many thanks! Sharada, Beacon Hill
"Although I have not had any previous experience with home inspections, my attorney was very impressed with your report. He said he will be recommending you to his clients." Kathy Gordon, Peabody, MA
"Being a 1st time buyer and not having any experience in this whole real estate game, Dennis immediately made me feel comfortable and his expert advice helped me towards a successful sale. I would recommend him to anyone and I surely will use him again if the need arises. Dennis really cares about his work, as it showed in his thorough exam." Chris Jaroncyk, N Reading, MA
"I want to thank Dennis for saving us $6000.00 on our house. During the inspection it was determined the furnace & roof surface needed replacing. We negotiated and both were replaced. I will highly recommend Able Home Inspection to all my friends who are looking for a home. Thanks again." Daniel Hofferty, Natick, MA
"This inspection saved me a great deal of money and headaches. It was professional and unbiased. There were many items uncovered not mentioned in the seller's disclosure. I will be referring you to anyone looking for a home inspector. Many thanks." Greg Ames, Beverly
"The seller's broker said your inspection was an extremely thorough one. As a first time homebuyer I felt I received the information needed to evaluate the property. The inspection fee was money well spent." Mary Ellen Myhr, Somerville, MA
"It's reassuring to know that after your inspection, I can be sure of a property's condition before making a final commitment. Knowing what kind of repairs are needed, I can make an informed decision. You came highly recommended to me 5 years ago; I will recommend you highly to everyone I know who is buying a house." Susan Smith, Methuen, MA
"Well above our expectations of a home inspection. Thanks very much & we will refer your services to anyone preparing to purchase a home." Bob Grande & Norma Andrews, Saugus, MA
"Excellent, the sellers agreed to repair the problems you found, at their expense, saving me thousands, thanks" (The Realtor couldn't believe the proficiency of your report.) John Lofgren, Lynn, MA
"Dear Dennis, Thank-you once again for providing me with a most exceptional service. During my past four years of buying and selling a number of homes, you have provided me information that "saved me" from disastrous real estate purchases, as well as the information needed to feel confident to go forward. Every realtor, lender or friend who has observed your work and/or read your reports has been equally impressed. Comments such as, "he's not your typical inspector, is he?" have been common. Thanks again," Gerald Matison, Newburyport, MA (Plum Island)
"Buying a house is one of the biggest, most stressful decisions in life. It gave us a great sense of confidence to have an informed, unbiased eye looking after our interests. It's very wise to have the inspector "on your side", and Dennis did a tremendous, thorough job. Thank you!" Richard Ferrara, Merrimac, MA