Once you accept an offer on your home, most often the buyer will schedule Home Inspection(s) to be preformed. Typically, this is done within 7-10 calendar days after the execution of the contract. As a seller, you may be asking…
What is a Home Inspection?
A home inspection is a non-invasive, visual inspection of the accessible areas of a residential property that is performed for a fee. The inspection aims to identify material defects, safety hazards, and major issues within the home’s structural components, systems, and components. The inspection does not include an assessment of the value of the property or an opinion of the quality of workmanship.
What Does a Home Inspector Look For?
A certified or licensed home inspector will examine the property to identify any visible defects or problems. The inspection is limited to those areas that are visible and accessible. The inspector will not move personal belongings, furniture, carpets, appliances, or stored items.
What are Some Things Home Inspectors Are Not Allowed to Do?
Let’s look at what are home inspectors not allowed to do according to industry standards of practice. At the same time, this is not an exhaustive list and may vary by state and the individual inspector’s training and certifications.
Perform Destructive Testing
A good home inspector often inspects a home for a client looking to purchase a home or investment property. The purchase agreement often has a home inspection contingency allowing the potential buyer to order a professional home inspection.
The home inspector has a responsibility to perform a non-invasive visual examination. A home inspector examines the readily accessible areas of the home and can’t perform destructive measures such as removing drywall, siding, trim, paneling, floor coverings, etc.
Suppose a home inspector finds evidence of damage. In that case, they should observe and document the damage in an inspection report with a recommendation examination or repair by a licensed contractor.
A home inspector needs to respect the sellers and their property by treating it with the utmost respect and professionalism, including leaving the property in the exact condition they found it.
Issue a Pass or Fail Grade
A home inspection isn’t a test. There is no pass or fail grade given on a home. A home inspector shouldn’t form an opinion for a client to buy or not buy a home.
A home inspector examines the home and notes in their inspection report any items that are damaged or not functioning as intended in their professional opinion. Licensed contractors should examine systems and components that are not working to determine if corrective measures are needed.
Only the client can determine whether the property is a worthy investment.
Enforce Local Building Codes
Home inspectors are not building code inspectors. While home inspectors know current building codes, they shouldn’t reference a particular code in an inspection report because they can’t legally enforce building codes. Code enforcement authority rests with building code enforcement officers employed in their local jurisdictions.
Determine Property Boundary Lines or Encroachments
Property boundary lines establish the size of a parcel of real estate. Property boundary lines are sent by land surveyors and outlined on the property plat.
Home inspectors are not allowed to determine property boundary lines as this is outside the scope of the standard home inspection. If a home inspector is also a trained land surveyor, the home inspector can provide this service as an ancillary service separate from the standard home inspection.
Report on Cosmetic and Matters of Taste
Home inspectors shouldn’t report on aesthetic concerns, matters of taste, or cosmetic defects. Home inspectors are looking for items deemed as material defects.
According to NACHI Standards of Practice, a material defect is
a specific issue with a system or component of a residential property that may have a significant, adverse impact on the value of the property, or that poses an unreasonable risk to people. The age of a system or component in a residential property in and of itself has not been deemed a material defect.
Determine the Life Expectancy of a Home or Components
Most home inspectors won’t predict future conditions or the remaining life expectancy of a property or its components. Any prediction offered isn’t a guarantee.
A home inspector can determine the current estimated age and current condition of a property or components. However, no one can predict when a property or a component will need to be repaired or updated.
A home inspector may advise you that a system or component is nearing the end of its useful life. Still, as stated earlier, a property or component that is old and in working order is not a material defect.
Determine the Presence of Hazardous Materials
A home inspector cannot determine the presence of potentially hazardous materials such as lead paint, asbestos, radon, or mold without proper laboratory testing to justify their findings.
For example, homes built pre-1978 may contain lead-based paint. Homes built pre-1990 may contain asbestos. Many homes across the US are exposed to radon. Home inspectors need certifications beyond the home inspector certification to offer these services.
Most home inspectors provide ancillary services for a fee over and above the standard home inspection. Not all home inspectors offer ancillary services.
Move Large Items to Perform a Home Inspection
Home inspectors aren’t responsible for moving personal belongings, furniture, large appliances, debris, snow, or ice. These items may block access to areas that need to be inspected.
A home inspector will try to work around these items but may not be able to inspect them if they are in the way. The home inspection report will reflect any areas that couldn’t be inspected.
It’s best to clear the way for a home inspector to do their job thoroughly and efficiently. This will help minimize potential rescheduling issues due to poor weather or blocked access.
Risk Safety to Perform an Inspection
Home inspectors are trained professionals who follow strict safety guidelines. They won’t put themselves in danger to perform an inspection.
For example, a home inspector won’t:
- Climb on a roof that is steep or has loose shingles, wet, or snow-covered
- Inspect an attic with insufficient ventilation, walking surfaces, or without kneeboards
- Enter a crawl space under the home with insufficient clearance
- Inspect the interior of a chimney from the roof
A home inspector may recommend further evaluation by a qualified professional if they feel it’s unsafe to inspect an area. The home inspection written report will reflect any areas that couldn’t be inspected.
Operate Disclosed Non-Functional Systems
Home inspectors don’t operate systems or components that are turned off or disclosed as non-functional. For example, a home inspector won’t:
- Turn on a water heater that is turned off
- Light a pilot light that has been extinguished
- Operate a furnace that isn’t working
- Operate non-functional appliances
- Turn on an electrical system that the utility company turns off
- Operate any component outside of the normal operating controls
A home inspector will note any systems or components that couldn’t be tested and recommend further evaluation by a qualified professional.
Determine the Condition of a Septic Tank
Home inspectors don’t open septic tanks or inspect underground leach fields. A septic tank is typically buried underground and isn’t accessible for inspection.
To thoroughly inspect a septic tank, a septic company will need to pump the tank to see the walls and bottom of the tank.
Outside of a home inspector running water through the septic system and reporting any visible back-ups, it’s best to consult a qualified professional who can evaluate the septic tank’s condition.
Operate a Whole House Generator
Home inspectors shouldn’t inspect a whole house generator system unless they have specific electrical licensing. Home inspectors can’t determine if the system is properly sized for the home, and testing a whole house generator system would require shutting off the power to activate the generator.
It’s best to consult with a qualified professional who can evaluate the condition of the generator system and determine if it’s properly sized for the home.
Inspect Solar Power Systems
Home inspectors shouldn’t inspect solar power systems without the proper state licensing. Solar power systems are a relatively new technology. Home inspectors aren’t required to have training or experience in inspecting them.
It’s best to consult with a qualified professional who can evaluate the condition of the solar power system.
Provide a Warranty
Home inspectors don’t provide a warranty. A home inspection visually examines the home’s accessible systems and components. Some home inspectors offer warranties through third-party vendors but don’t warranty the home themselves.
Hopefully, you have a much better idea of what the Home Inspection(s) are, what they typically inspect, and some of what home inspectors do not do.
Hubert Miles, “What is a home inspection”