It is surprising to me that I have to draft a letter as to why this proposal is completely damaging to real estate transactions, the future home buyers and the hard working professional home inspectors.  It is amazingly clear how wrong this proposal will be to the entire industry.  To open up our liability for items that may arise after our inspection that were not visible the day of our visit and to require us to carry the liability for items that were either outside the scope of the state regulated home inspection or were undetectable just doesn't make sense.  Limiting our liability as it states currently is the best way to ensure no frivolous lawsuits or claims arising because a home buyer decides that they aren't responsible for the costs that come with home ownership.  For example, no homeowner wants to pay for a new HVAC unit that stops working properly 6 months after moving in but was working properly the day of the inspection.  They feel someone should pay other than them and this is exactly the reason why we need to keep the protections in place for the home inspector.  Unfortunately, systems break down, water entry occurs out of the blue from a storm, etc.. These are situations that come with home ownership.  If you eliminate the liabilty protection from the home inspection contract, the home inspectors' liability insurance will become too cost prohibitive to afford and prices will therefore rise to cover this expense.  There will be less home inspectors willing to conduct inspections when the opportunity for catastrophic liability and lawsuits will put them out of business.  We are supposed to be getting rid of regulations in this country, not adding more.  The majority of home inspectors do an honest and thorough inspection for their clients.  The ones that are careless and do not perform a thorough inspection will be eliminated from the industry via word of mouth either from Realtors or social media.  The government has no right to damage an entire industry for a few bad eggs.