And we have found water leaks and unauthorized swimming pools doing it this way too.

That being said, if you're williing to persevere and the insulation has never gotten wet (roof leaks), it will still perform fine.  

You'll have to play detective for a bit to figure out your local system, but the information is there.

Once it started raining some leaks became apparent.

But it often requires your own detective work in addition to the reports they give you.

I had painted living room prior after a leak and she actually asked my painter-without my permission-to paint hallway also.

While most Net Zero buildings are energy efficient, perhaps even highly so in comparison to minimum building code requirements, there is nothing requiring them to anywhere new the efficiency level of a Passivhaus   .... this is why you will see odd things like warehouses with large rooftop solar installations being able to claim Net Zero.On the other hand, Passivhaus sets three metrics which a building must meet to be certified as Passivhaus compliant:  The building must have a heating and cooling demand of not more than 15 kWh/m2 (4,755 BTU/sq ft; 5.017 MJ/sq ft) per year  and a peak heat load of 10 W/m2.Total primary energy consumption (energy for heating, hot water and electricity) must not be more than 120 kWh/m2 (38,040 BTU/sq ft; 40.13 MJ/sq ft) per yearThe building must not leak more air than 0.6 times the house volume per hour (n50 ≤ 0.6 / hour) at 50 Pa (0.0073 psi) as tested by a blower door.Ironically, the research and pilot projects which fuelled what eventually became the Passivhaus standard was carried out in Saskatchewan as a National Research Council (NRC) project in the 1970s (the house is still in use today) and a similar project (Minnesota?)

Here is a part of the letter, I sent to the seller:The home inspection was completed on September 29th (please see attached) and the following issues were pointed out: 1.The wooden floor frame in the middle unit is deteriorating due to either prior water leak in the bathroom or due to moisture infiltration through the walls and foundation.2.There is evidence of significant settlement under the middle unit bathroom and north closet.3.The settlement of the floor and walls has also resulted in settlement of the roof frame above this area, ceiling shows cracks.4.There is an obvious depression on the roof – water is ponding on the roof above the middle unit, which adds excessive weight on the roof and potential for leaks.5.Asbestos containing material has been found.6.The current bedroom heat installations in the north and south units pose a safety hazard from carbon monoxide, fire and oxygen depletion.7.An electrician performing upgrades did not use ‘arc fault breakers’ in the north and south unit breaker panels, which is required by the national electrical code.8.Upgrades to the electrical system, promised by a real estate agent, have not been completed yet.

, what if something breaks i.e. a roof leak while the tenants are in there, who will pay for those repairs?

HVAC service call for no heat/air or plumber to fix leak or regular grass cutting) and it also assumes there are no capital expenses ever (ex. need to replace water heater or furnace).Looks like there's plenty of a cushion to account for those things, but 35% is if everything runs perfectly forever which isn't going to happen!