Complaints

The complaint text that is displayed might not represent all complaints filed with BBB. Some consumers may elect to not publish the details of their complaints, some complaints may not meet BBB's standards for publication, or BBB may display a portion of complaints when a high volume is received for a particular business.

• Initial Complaint

  Date:05/16/2025

  Type:Service or Repair Issues
  Status:

  AnsweredMore info

  Complaint statuses

  Resolved:

  The complainant verified the issue was resolved to their satisfaction.

  Unresolved:

  The business responded to the dispute but failed to make a good faith effort to resolve it.

  Answered:

  The business addressed the issues within the complaint, but the consumer either a) did not accept the response, OR b) did not notify BBB as to their satisfaction.

  Unanswered:

  The business failed to respond to the dispute.

  Unpursuable:

  BBB is unable to locate the business.

  An absolutely egregious lack of knowledge. Conflicting reports between the 4-point and the regular inspection. Ignored major issues on the regular that were noted in the 4-point. Took more than 3 hours to inspect a 1500sf condo. Worst service ever & terribly overpriced.On my inspection report, it is noted that 'the electrical connection to the water heater has been made outside a junction box, which is a safety hazard that should be corrected by an electrician.Yet the 4 point report stated no safety hazards with either the water heater OR electrical. My inspection report noted that there were 4 GFCI outlets that were not operational. They were NOT EVEN GFCI outlets - just regular plain old outlets.The 4-point included the brand of electrical panel, which is well known for being a fire hazard and is NOT insurable & also noted that there was an empty socket in the panel but still rated the 'general condition of the electrical system SATISFACTORY'. Yet my inspection report said 'no visible deficiencies with the circuit breakers, electrical panel and its components'The mistakes were brought to the attention on the company on April 5, 2025 with no response. Resent on April 30 & *** had the INSPECTOR call me to explain his actions? Not only a terrible, overpriced drawn-out inspection but ZERO customer service to have the inspector call me directly. Have experience with almost 400 home inspections and this is by far the absolute worst.The company responds to favorable reviews but IGNORES unfavorable reviews.

  Business Response

  Date: 05/29/2025

  Dear ****,
  
  
  I do apologize for the lack of services and response you have received. As a company we strive to be the best service provider available in the home inspection industry. A value and drive we hold very dear to the core of this company. All of our inspectors are Highly trained, certified, licensed, background checked for the safety of our homeowners and clients and always continuing education. We strive extremely hard to have every inspector and every employee on the same page at all times. The highest quality of service is always the standards of this company since 2003.
  
  
  I would like to address some of your questions about the specific individual reports. The ********** Report is only an insurance report, telling the insurance company the status of the major parts of the home. If I may I will use the body as a reference, Skin, roof, blood, water system and shut offs, HVAC, lungs, and last but not least, Electrical, nervous system. The purpose of these inspections, much like the Wind Mitigation, is just an insurance inspection. These are mandatory in the state of ******* for most properties. 
  
  
  I would like to offer the refund of the inspection fee to the amount of $349.57.
  
  

  Customer Answer

  Date: 05/30/2025

   
  Complaint: 23337504
  
  I am rejecting this response because:

  I expect the cost of the 4-point inspection to be refunded as well, $150, not just the cost of the home inspection.
  
  Sincerely,
  
  **** **********

• Initial Complaint

  Date:11/04/2024

  Type:Sales and Advertising Issues
  Status:

  AnsweredMore info

  Complaint statuses

  Resolved:

  The complainant verified the issue was resolved to their satisfaction.

  Unresolved:

  The business responded to the dispute but failed to make a good faith effort to resolve it.

  Answered:

  The business addressed the issues within the complaint, but the consumer either a) did not accept the response, OR b) did not notify BBB as to their satisfaction.

  Unanswered:

  The business failed to respond to the dispute.

  Unpursuable:

  BBB is unable to locate the business.

  Absolutely HORRIBLE. We made the mistake of using this company for our home inspection. They completely missed an entire RAT INFESTATION in the attic. Now before you say to yourself, they're not responsible for finding rodents..I agree. HOWEVER, they ARE responsible for checking duct work, attic space, insulation.. there were rat droppings EVERYWHERE and the rats chewed through a ton of insulation AND duct work. Nothing noticed.. not a word. It's florida.. it's hot.. he probably didn't even go in the dang attic!So we buy the house, move in, ***. rats. So we missed the window for inspection period so now we have to shell out THOUSANDS of dollars to have an exclusion done, trapping, cleaning, etc. The pest control company said "I cannot believe your home inspector missed all is this. That's crazy and literally what you hire them for. " Had we known about this issue we could have 1. Backed out of the house or 2. Had the sellers pay for this situation!So we call *** home inspection to tell them what all they missed and how frustrated we are. I send them all of the pictures of the attic of how pathetic their inspection was and their response? "Oh sorry, I'll call you back tomorrow. " No call back. I call back days later.. well? Anything ? "Oh, sorry. I'm recovering from the weekend. Let me call you back"Days later I call AGAIN.. "I don't know what to tell you, he's one of our best inspectors. " So after getting nowhere with him, I climb the ladder to the main guy in charge. 3 phone calls and 3 emails later (including the pictures of the attic).. the guy "in charge" doesn't even have the audacity to respond to me.Horrendous inspection followed up by the worst customer service and disrespect I have ever seen. They completely ignore me and never even try to make things right in any way.

  Business Response

  Date: 11/18/2024

  As you can clearly see from the pictures of the attic on August 7th, *************************************** the attic. Rodents can move in at anytime and can multiply really quick. We can not be responsible for rodents and the damage they cause.

  Also the damage to the ductwork are tears not rodent damage which was not evident during the inspection.

  Our inspector ***** is a very qualified inspector and has been in the business over 8 years.

  Please review our contract that she signed also.

  Please see the inspection report pictures of the attic area.

  Also, please read the environmental and health section of the contract.

  Also, on page 4, about halfway down, it reads: SWF is not a pest control company, we do not look for rodents, ants or other nuisance bugs or critters. To have the property inspected for pests, please contact a licensed pest control company.

  She did not order a pest inspection from a licensed pest control company.

  We are very sorry that she has had this issue.

  We would like her to remove the bad reviews as all this is out of our control.

  *** *********

  Owner

  Customer Answer

  Date: 11/18/2024

   
  Complaint: 22512252
  
  I am rejecting this response because:

  The burrowing in the insulation and duct work was absolutely there when the "inspection " took place. As were all the droppings.  I did hire a pest control inspection -- their response,  from ****** pest control, "we did drop the ball in not informing the buyer of the droppings.  Usually the home inspection will put that in their notes and they are responsible for the duct work and insolation so we didn't want to step on their toes.  I cannot believe your home inspector missed all of this,  that's unacceptable.  He must have just stuck his head in the attic and moved on because as soon as you come all the way up it's very obvious."
  
  Sincerely,
  
  ****** ****

• Initial Complaint

  Date:06/30/2023

  Type:Service or Repair Issues
  Status:

  AnsweredMore info

  Complaint statuses

  Resolved:

  The complainant verified the issue was resolved to their satisfaction.

  Unresolved:

  The business responded to the dispute but failed to make a good faith effort to resolve it.

  Answered:

  The business addressed the issues within the complaint, but the consumer either a) did not accept the response, OR b) did not notify BBB as to their satisfaction.

  Unanswered:

  The business failed to respond to the dispute.

  Unpursuable:

  BBB is unable to locate the business.

  SWF Home Inspection was hired to do a condo home inspection. Toilet is overflowing and water is pouring down to the floor. Tried calling them numerus times to resolve the issue and re-do the inspection as they can not be trusted. I was disconnected and yelled at by ****, the manager *****, and the owner. The water is still overflowing. I would like a refund of $348. They only went to the condo to take pictures and nothing else. Do not use this company as they are a fraud.

  Business Response

  Date: 06/30/2023

  This complaint is from the buyers agent - not the buyer. She called demanding a refund because she felt like the inspector did not flush and check a toilet.

  She now has change here words in this complaint to state that the toilet was overflowing. Either way she was very rude to the staff and myself and did not care what was in the detailed inspection report which is attached.

  I did email ******, once again who is the buyers agent, a photo from the inspection report of the toilet working. That's why we take a lot of photos during the inspection for the non believers.

  ****, the inspector did a great job inspecting the property.

  *************************

  Customer Answer

  Date: 07/03/2023

   
  Complaint: 20243897
  
  I am rejecting this response because: attached is a picture of the toilet overflowing. All ****, the inspector did, was take quick pictures of the condo without thoroughly testing the appliances, plumbing or toilet. All **** had to do was put the toilet seat down and he would have seen the water coming out. Yes, I am the Buyer's realtor who unfortunately recommended this inspection company. I also look bad because their sloppy work makes me look bad. I will never make that mistake again. The phone calls are being recorded. You have my permission to put the call I made for everyone to hear and see that SWF Home Inspection took it very personal when I asked about the toilet and they started yelling. They even hung up the phone as they were yelling. It is hard to believe the owner ***, would do the exact same thing. Their advertainment of 5 out of 5 stars is absolutely fake. Had to get another inspection report from a reliable home inspection company due to this rushed and unprofessional home inspection report. All **** did was take pictures of the condo. Both toilets need to be replaced. Requesting full refund of the cost of the inspection report.  We paid from a home inspection, not pictures of the condo.
  
  Sincerely,
  
  ***************************

  Business Response

  Date: 07/12/2023

  Yes there was a tank to bowl minor leak. This was seen after **** sent the other picture. It is an easy fix, The screws for the tank need to be tightened.

  The toilet was not overflowing. 

  Lets get this fixed!

  *************************

  Customer Answer

  Date: 07/17/2023

   
  Complaint: 20243897
  
  I am rejecting this response because: the inspector did not report or find the issue. A new trusted inspector had to go. Need refund of full inspection. 
  
  Sincerely,
  
  ***************************

• Initial Complaint

  Date:06/15/2023

  Type:Service or Repair Issues
  Status:

  AnsweredMore info

  Complaint statuses

  Resolved:

  The complainant verified the issue was resolved to their satisfaction.

  Unresolved:

  The business responded to the dispute but failed to make a good faith effort to resolve it.

  Answered:

  The business addressed the issues within the complaint, but the consumer either a) did not accept the response, OR b) did not notify BBB as to their satisfaction.

  Unanswered:

  The business failed to respond to the dispute.

  Unpursuable:

  BBB is unable to locate the business.

  I paid SWF Home Inspections $759.57 on 3/23/23 to inspect my yet to be closed home purchase at **************************************************************************I was not present during the inspection as I was buying from out of state. During the inspection, the inspector broke a window which left it cracked across the frame. Hey, things happens. I get it. But here is where I have a problem. Though the inspector and SWF took full responsibility, they never took ownership of the fix. And since I did not own the home yet I had literally no communication or involvement. They let the sellers find a replacement/fix. They never called me. My only insight was from my agent. I was told indirectly that a replacement was on order, but nobody knew when the glass would be in. Upon taking ownership of the home, I immediately called the glass ** and was told your window will be cut to fit on site so we can do it anytime. What? So I made an appointment for them to come asap. They did, but on arrival the installer says, you know this glass is tinted, and you will need someone to come tint it. That was the first I heard of anything about the tint. They installed the plain glass, which now looks ridiculous as the main windows in the front of the house are completely mismatched. I called ************************* the owner of SWF directly. He was aware as he had approved the glass replacement. He was aware of the tint issue but claimed that info was relayed to the sellers (but why would they care?) I asked him what they were going to do to rectify the problem. He says we have done everything we are gonna doI was dumbfounded. I am the customer. His ** breaks a window, leaves it up to the seller to find a fix, never communicated directly to me, and now want me to pay to have the window tinted??? In the end he said he would get back to me. Never heard another word from him..I am seeking $250, the cost to re tint the window they broke during the inspection.(see page 15 on attached inspection report)

  Business Response

  Date: 06/15/2023

  Yes, the inspector did break the window during the inspection. At the time ************* did not own the home so our obligation was with the seller of the home to repair it. The seller found a company to fix it and SWF paid the bill on the sellers behalf. SWF had no interaction with the repair company except to pay for the repair. After the transaction closed, the repair person went out to the home and repaired the glass. The installer then told ************* that the glass needed to be tinted to match the other glass. I called the repair company ad they stated that the seller was told that it had to be tinted but only asked for it to be fixed, which was done. This is now between the seller and the buyer as SWF has no obligation to the buyer for the repair.

  *************************

  Customer Answer

  Date: 06/15/2023

   
  Complaint: 20174126
  
  I am rejecting this response because:

  SWF inspections broke a tinted window, and only paid for a plain window. *** the owner admitted he knew the window needed to be tinted. Now he refuses to pay for the tint. I paid for the inspection and this is not acceptable.
  
  Sincerely,
  
  *****************

  Business Response

  Date: 06/15/2023

  *************,

  ****** did not break the window during a home inspection. You did not own the home. The owner of the home contacted a glass repair company and made an agreement with them to have it repaired and SWF would pay for the repair of $350.

  You have failed to include the whole conversation that we had which was:

  I told you that the company repairing the window should of told the owner that they would be installing clear glass. SWF was never a part of any conversation with the owner of the home after the glass was broken. ************************* called SWF for payment which was done. SWF paid for what the owner ordered. 

  SWF did exactly what the owner of the home at that time wanted.

  I am truly sorry that you were not happy with the repair that the sellers ordered.

  *******************************

• Initial Complaint

  Date:12/05/2022

  Type:Service or Repair Issues
  Status:

  AnsweredMore info

  Complaint statuses

  Resolved:

  The complainant verified the issue was resolved to their satisfaction.

  Unresolved:

  The business responded to the dispute but failed to make a good faith effort to resolve it.

  Answered:

  The business addressed the issues within the complaint, but the consumer either a) did not accept the response, OR b) did not notify BBB as to their satisfaction.

  Unanswered:

  The business failed to respond to the dispute.

  Unpursuable:

  BBB is unable to locate the business.

  On 11/7/2019 we moved into a new home we had built. Since we were not familiar with building process of newly built homes we were told to get a home inspector before closing and an inspector just before the year is up. On 10/31/19 we hired swf home inspectors and *************************** came and looked at our home. The entire report NEVER mentions the roof. I believe at the time we said something and he replied that he was not allowed to go on the roof as it would void the warranty from builder but he never put a ladder up to look or even looked at anything from the ground. On 10/13/20 *************************** did an inspection he checked out the house and this time he stuck his head out the crawl space and took a pic other than that no ladder or even looking at roof from any other angle. When hurricane *** hit we were in this home almost three years. We had leakage through dining room ceiling damage, lost two fixtures and lots of water. I had ********************* come and inspect roof and they said that one of vent guards was missing and that it was never put in by builder as there was no s**** marks. This bothered me as I had not one but to inspections by this company and once this was pointed out to us you could actually see this from the ground if the inspectors really looked. I called company and got the usual its a hurricane and they are not responsible but if they did their job maybe this damage could have been avoided. Besides paying their fees I am attaching bills for what it ended up Costing me out of pocket and I am looking for some compensation as we relied on them to make sure that something like this did not happen. I am attaching documents thank you ***********************************

  Business Response

  Date: 12/05/2022

  There are 2 things that should be noted.
  1. We are not allowed by the builder (who owns the home) to walk on their roof prior to closing.
  2. Then the builder throws a curve ball at us at the 11 month warranty inspection by stating that we can not walk on the roof as it will void the 1 year warranty. But as you can see in ******************************* report that he did in fact take his ladder around the perimeter of the roof and visually inspect and take photos.

  As home inspectors we must abide by the builders ownership and warranties. 
  If roof by ***** believes that the builder did not install the roof properly then you have every reason to go back after the builder for installing the roof system improperly.

  At the time of the inspections there was no visible way to see that there was improper installation.

  *************************

  
  

  Customer Answer

  Date: 12/06/2022

   
  Complaint: 18524037
  
  I am rejecting this response because:
  It was very evident that the vent guard was missing and if ***** came over and really did the inspection it was very obvious from the street or on a ladder. That is why we paid an inspection company so I think I should be reimbursed at least what I paid for the inspections since even without walking on the roof it would have been plain and clear
  Sincerely,
  
  ***********************************

  Business Response

  Date: 12/07/2022

  I again have looked at the photos from your roof and see no vent caps missing at the time of the inspection. Can you please send over a photo of what you say we missed?

  *************************

  Customer Answer

  Date: 12/07/2022

   
  Complaint: 18524037
  
  I am rejecting this response because:
  Here is pic from roofer and they said there were no s**** holes so it was not there originally 
  Sincerely,
  
  ***********************************

  Customer Answer

  Date: 12/14/2022

  Customer response taken verbally by ********************:

  Here are the pictures requested.

  Business Response

  Date: 12/14/2022

  In ******* picture from the edge of the roof it would be very hard to see if the builders roofer did something wrong. With that being said, the builders roofer gives you a 5 year warranty on materials and installation which in this case is still under warranty. Please remember that the builder did not allow us to climb on the roof because it would vacate their 1 year warranty, therefore not allowing our inspector to see the issue up close.. Your roofer is up on the roof and up close to the vent as seen in your picture. 

  Customer Answer

  Date: 12/16/2022

   
  Complaint: 18524037
  
  I am rejecting this response because: this vent can be seen from standing on the ground not only standing on the roof.  You said he stood with a ladder and never stood on roof why didnt he see it? I hired your company which came out twice to make sure this was done and your company lacked the knowledge or experience to have caught this without stepping on the roof. I am looking for a refund of your services as my damage exceeds what I paid to your company
  
  Sincerely,
  
  ***********************************

• Initial Complaint

  Date:11/28/2022

  Type:Service or Repair Issues
  Status:

  AnsweredMore info

  Complaint statuses

  Resolved:

  The complainant verified the issue was resolved to their satisfaction.

  Unresolved:

  The business responded to the dispute but failed to make a good faith effort to resolve it.

  Answered:

  The business addressed the issues within the complaint, but the consumer either a) did not accept the response, OR b) did not notify BBB as to their satisfaction.

  Unanswered:

  The business failed to respond to the dispute.

  Unpursuable:

  BBB is unable to locate the business.

  On August 29, SWF inspected a home we purchased/closed on October 24. There were a few misses we identified:1. No Lower wash arm in the dishwasher2. 2 outlets that are not secured. One in the garage isnt attached to anything and moves freely.3. A broken roof tile.I shared all relevant info with SWF, as well as pictures from their report. The photo in the report clearly shows something is different with this particular tile. We documented our complaint on October 27 stating SWF missed this issue and were referred to the warranty company. There have been the 2 hurricanes in ******* since. The warranty portal has relevant information on our complaints, timing, etc however we have since been told the warranty company doesnt warrant broken tiles, only leaks. I shared I would resolve the issues with the dishwasher and the outlet boxes, however needed their support for the issue with the broken tile. From a distance, the damage is not as obvious, but it is clear something is different with this damaged tile. Had SWF noticed the damage, the seller would have been responsible for the cost as well as resolution prior to closing. We received a note back from *************************, who turns out to be the owner of SWF. **** response was to share a different photo from the inspection report on the broken tile and tell me my photo was clearly from a different day. The problem was the photo I shared was not only in the report, it was the cover photo! I shared that back with the owner, however he never responded. I have this email trail if it would be helpful to see the photo's and the actual exchange. That said, I want to lodge a complaint. While I fully understand that Inspectors are not perfect, (we all miss things) the ownership/leadership at any company should do the right thing when these kinds of mistake occur. This company clearly did not. It seems that SWF should repair this issue or acknowledge the miss and provide a refund of services.

  Business Response

  Date: 11/28/2022

  As you can clearly see from the 2 photos, they were definitely taken at different times. The inspection photo of the front of the home clearly shows that the tile is not missing nor damaged. The owners photo clearly shows the opposite. The buyers were not present at the inspection. 

  As for the dishwasher, this is the first time that they are complaining about this.

  We are not the warranty company. It is a third party company that handles the issues after the buyers move in.

  When it comes to appliances we are just checking for functionality. Not that it cleans everything.

  As ****** stated in the report the dishwasher progressed through its cycles and drained properly.

  I am sorry that he had issues after the inspection but the inspection is a snap shot in time.

  As for the outlets, this is the first time that they have brought this up.

   

  BobMassanova

  Customer Answer

  Date: 11/28/2022

   
  Complaint: 18464444
  
  I am rejecting this response because:
  The cover photo i from the inspection report clearly shows an abnormality in that second tile.   Im not worried about the other items as I shared in my complaint directly to SWF.  The roof tile is an issue however.   My wife noticed the abnormality the day of closing, and went back to the inspection report and spotted the damaged tile in the photo. I did climb on a ladder to take the newer up close picture.  I would not disagree the damage is like more now than in the photo, however it does show damage in the inspection report cover photo.  
  Sincerely,
  
  *****************

  Business Response

  Date: 11/29/2022

  As in any transaction at the final walkthrough the day of closing, if something is different than the day of the inspection then it should have been addressed right then and there. 

  The 2 photos are clearly different from the day of the inspection and the day of the final walkthrough.

  The warranty company does not cover roof tiles as stated in their answer.

  *************************

   

  Customer Answer

  Date: 11/29/2022

   
  Complaint: 18464444
  
  I am rejecting this response because:
  I do not agree with SWF.  *********** accepting the abnormality in the photo not called out by the inspector. However I will not pursue further.   I simply want others who research SWF to know SWF does not stand behind their work.   We have contacted a roofing company and will take it from here. 
  
  Sincerely,
  
  *****************