Absolute Inspectors, LLC

06/01/2026

🚨 MYTH: Sellers are required to disclose everything wrong with a home.
FACT: Sellers are only required to disclose what they know - and only what Tennessee law specifically requires them to.
Most buyers assume that if something is wrong with a house, the seller has to tell them. That's not how it works.
Under Tennessee's Residential Property Disclosure Act (T.C.A. § 66-5-201), sellers must complete a Property Condition Disclosure Statement covering material defects - but only defects they have actual knowledge of. Sellers are not required to investigate or inspect before signing that form.
If a seller never had the roof inspected, they don't have to disclose a roof problem they never knew existed. And in Tennessee, sellers can even opt out entirely by signing a Property Condition Disclaimer - selling the home "as-is" with no condition representations at all.
That's not a loophole. That's the law.
It's also exactly why your clients need a property inspection! Not because sellers are hiding things, but because sellers often don't know what they don't know!!
We find what disclosure forms can't cover. That's the job.
📍 Gallatin, TN | Serving Middle Tennessee, Knoxville & Chattanooga
📞 (615) 916-7264 | absoluteinspectors.com

05/26/2026

What We Learned This Week 📚
We do a lot of reading around here. Real estate law, builder practices, buyer protection, licensing boards, CE requirements - all of it. Because the more we know, the better we serve everyone we work with.
Here's what's on our mind this week.
Good builders want to build great homes. And the best ones we've worked with? They welcome the extra set of eyes.
If you have a client who moved into a new construction home in the last year, there's a timeline worth knowing about. Most builder warranties work like this:
⏰ Month 12 - workmanship and materials coverage expires
⚙️ Month 24 - mechanical systems coverage expires
🏗️ Year 10 - major structural coverage expires
No matter how skilled the crew, new construction moves fast. Things get missed. It's not a character flaw - it's the nature of the business. An 11-Month Builder's Warranty Inspection gives everyone a chance to make it right before the clock runs out - the buyer gets peace of mind, the builder gets the opportunity to stand behind their work, and the agent gets to be the hero who thought of it.
That's a win for everybody at the table.
We love working alongside great builders in Middle Tennessee. If you're a builder who wants to offer your buyers this kind of confidence - let's talk.
📞 (615) 916-7264
🔗 absoluteinspectors.com
Absolute Inspectors, LLC
Veteran-Owned · Certified Master Inspector · Serving Middle Tennessee, Knoxville & Chattanooga

05/25/2026

Today we pause.
Not to sell. Not to promote. But to remember the men and women who gave everything so the rest of us could have something.
Memorial Day isn't about the long weekend. It's about the names on the walls, the empty chairs at the dinner table, and the families who carry a weight most of us will never fully understand.
To every Gold Star family in Middle Tennessee, Knoxville, and Chattanooga — we see you. We honor them with you.
Thank you to the fallen. You are not forgotten.
The Team at Absolute Inspectors
absoluteinspectors.com | (615) 916-7264

04/24/2026

Good Morning!! Good Morning!!!! Goooood Morning!!!! We made it!!! It's "Fearful Friday"!! That special time of the week when your humble yet lovable inspectors share the things we've seen that leave us shaking our heads...or shaking in our boots!! This time...shaking heads and boots!!

SO!! While it's not quite "Deck Safety Month" (or maybe it is) this was too good...or bad to ignore. Collapsing decks are serious issues. Every year there are numerous articles decrying the safety of deck building and this one seems to want to be featured on the news (if they don't fix it).

Connection points are serious things when it comes to constructing a deck. Points where loads are going to be heaviest deserve connections that won't quit during the middle of your family barbecue. Connecting joists like this? No...just no.

No screws, no hangers, no legitimate supports...just pieces of lumber screwed into the posts to hold the entire deck structure. When having a deck constructed (or even if you're going to do it yourself) make sure that the person or persons in question are qualified (Check out North American Deck and Railing Association - NADRA to find out more. Do NOT have Larry, Darryl, and Darryl slap some boards together and call it a "deck".

That's it for this week!! Thanks for tuning in to "Fearful Friday"!! See you next week!!!

04/17/2026

Lawd hammercy.

04/17/2026

Good Morning!! Good Morning!!!!! Goooood Morning!!!! We made it!! It's "Fearful Friday"!! That special time of the week when your humble yet lovable inspectors share the things we've seen that leave us shaking our heads...or shaking in our boots!! This week? I'm still shaking my head.

RADON!!! We're all gonna die!!! Ok...now that we have your attention. A lot of concerns come from dealing with radon gas (yes, it's a gas) in the home. Radon is a naturally occurring, colorless, odorless, radioactive gas that can seep into homes and buildings from the ground, posing a health risk when inhaled over time. It is a leading cause of lung cancer, especially for smokers, and can be detected through testing and mitigated to reduce exposure. SO, a lot of builders are installing "radon mitigation systems" in their homes to help alleviate this issue.

Now the bigger issue. Installing "radon mitigation systems" that AREN'T. New build! Big! Beautiful! $$$ We were so excited because the piping was actually labeled "Radon" (we don't always get that)! That excitement changed to "head-shaking" when we found this in the crawlspace.

The piping is "there". It's labeled...and that's as good as it gets. The piping is supposed to be BENEATH the v***r barrier. Why you ask?? I'm glad you asked! Because when the gas comes up through the soil where does it go? Well, in a properly installed system it goes into the piping and exits above the roof. In this instance? NOT. It has to be below the v***r barrier to make a lick of difference. This ain't it.

Well that's it for this week!!! Thanks for tuning in to "Fearful Friday"!! See you next week!!

04/03/2026

Good Morning! Good Morning!!! Goooood Morning!!!!! We made it!!! It's "Fearful Friday"! That special time of the week when your humble yet lovable inspectors share the things we've seen that leave us shaking our heads...or shaking in our boots. This week? My head...oh my head.

So we're out in the sticks...waaaay out in the sticks. Things are different out there and you never know what you'll see. This was no different. You see some staining on the ceiling and think "hmmm...I need to take a look in the attic" of course. What you don't expect (or maybe you do) is this.

Climbing into the attic and lo and behold SUNLIGHT!! Sunlight in a tight beam. Sunlight that looks like it's coming through...wait...what? Yep, that leak? That hole? From a bullet (which incidentally is why you shouldn't joyously fire weapons into the air) that came down through the roof deck. Note the staining. Still shaking my head.

Well, that's it for this week!!! Thanks for tuning in to "Fearful Friday"!! See you next week!!

02/27/2026

02/27/2026

Good Morning!! Good Morning!!!!! Gooooood Morning!!!! We made it!!! It's "Fearful Friday"!! That special time of the week when your humble yet lovable inspectors share the things we've seen that leave us shaking our heads...or shaking in our boots! This week...a head shaker.

We've all heard of hanging out at a "hole in the wall" joint or being part of the "hole in the wall gang" or even being "just another brick in the wall". In some cases it might be a positive thing. In this instance? Not so much.

New home (11 month inspection)!! It's perfect...except...apparently a brick was NOT in the wall. Consequently, the homeowner is part of the "hole in the wall gang" and didn't even know it. Wide open space where you can actually see the wires, the house wrap, and the air gap inside the wall. Not a gang you want to be a part of.

That's it for this week!! Thanks for tuning in to "Fearful Friday"!! See you next week!!

02/13/2026

We made it!! It's "Fearful Friday"!! Enjoy!!