Preparing for Your Home Inspection

            This article is primarily written for buyers but is also relevant to sellers.

Many people make assumptions about what a home inspection is and is not that colors their perception. It is important to understand what a home inspection is. A home inspection is a visual overview of the home’s major systems for defects in function and safety. It is not an invasive or technical inspection.

For example, weather permitting we operate central air conditioners, furnaces, etc. using normal operating controls and inspect the equipment but we do not measure Freon levels, calculate make-up air, measure amperage/voltage, etc. Those items are beyond the scope of a home inspection and require a specialist. We might observe loud operation, yellow gas flame, condensate leaks, inoperable pumps, damaged fins/insulation, etc., all of which require various degrees of repair, but we do not perform an invasive or technical inspection.

1: Ensure The Utilities Are Turned On

We do not turn on water, gas, or electrical systems that are shut off when we arrive (valves, fuses, breakers, etc.). Sometimes buyers or real estate agents think that we are being unreasonable. But if we turn something on that was off and a water/gas leak or electrical issue occurs, we could be held liable.  

Many inspectors (and agents) have discovered painfully that such issues can and do arise. If these systems are off, they are off for a reason and the seller likely knows why. Many of the times that I have encountered water valves shut off there was in fact a leak that had not been disclosed. I am not saying that just because it is off there is a leak (sometimes they are just not in use and no issue exists) but it should be tested prior to closing and the best way to do that is for it be on at the start of the inspection.

You should contact the seller through your agent (if you have one) and politely ask for all utilities to be on before the inspection. Although we cannot force anybody, unless an issue exists there is no reason why they should not be turned on for the duration of the home inspection. If this is not possible the inspection will be impacted and testing and operation will not be possible.

If something is truly not in use such as a breaker or water line (which is a legitimate reason) then it’s fine to be off.

2: Ensure Crawlspace and Attic is Easily Accessible

Crawlspaces and attics are very important areas for inspection. 95% of the time I’m able to get in the crawlspace (the other 5% is mostly due to standing water in crawlspace). Attics on the other hands are more commonly disclaimed. If the attic access is in a closet full of belongings we are likely not going to move them. It is the seller’s obligation to allow you with a reasonable inspection and access for all areas of the home. Again, liability comes into play. Not all homes have a crawlspace or attic. Most have an attic and many have at least a partial crawlspace around here.

Politely ask the seller to have all crawlspace/attic areas easily accessible. We may only inspect the attic from the opening if no walkway exists but this is still better than nothing at all.

3: Ensure Animals Not Present

It is unreasonable to expect a professional to enter somebody’s home with animals present. Dogs especially are territorial and are defensive of the home they and their masters live in. Many inspectors have been bit by dogs. Cats can escape out the door. Animals should be restrained/leashed/in cages for the duration of the inspection. I reserve the right to avoid any area where harm may befall myself or an animal.

4: Understand the Standards of Practice and Limitations

We are legally required to follow the standards of practice in our inspections. I operate in three states and each state has their own standards. They are however very similar. Simply select your state here and read yours prior to the inspection. These detail the scope of a home inspection.

Generators, solar panels, septic systems, etc. are not included in a home inspection. Mold, termites, asbestos, etc. are not included but may be pointed out as a courtesy if I see anything. I can perform a mold inspection including sampling for an additional fee and agreement but this exceeds the standards. The standards of practice detail what is and is not part of a home inspection.

Home inspections look for function and safety defects. Although they are based off basic codes, building best practices, manufacture guidelines, and building science, a home inspection is not a code compliance inspection. Code only apply to new construction and remodels and are regulated by city or county inspectors.

All inspections have limitations. It’s impossible to find defects hidden behind walls for example, unless there is a hole or opening we can get to. Other limitations include heavy belongings limiting visible or physical access.

We are only required to report on “material” or “significant” defects. However as a courtesy we often include much more in our reports than the bare minimum. Understand that minor things are not legally required to be included although we strive to include all that feel is needful. Cosmetic concerns are commonly excluded.

Time is an important factor as well. It’s physically impossible to predict the future. An air conditioner may be working fine at the time of inspection but have problems two days or two months later. That would be known as a latent or concealed defect and would be impossible to discover in a home inspection. A few months after I bought my first home my toilet leaked and the next year a plumbing line leaked inside the walls. I paid an inspector to inspect my home after I myself had inspected it and neither of us found these because it was impossible to see at the time. It’s just the reality of a home inspection being a snapshot in time. We find many things that need attention but we can’t predict the future.  

Attending the Inspection

Attending your inspection is vital. It gives you an opportunity to ask questions, spot things you may not have earlier, and allows me to explain things in simple terms. Inspection reports can be difficult to read if you don’t have some experience with it. I understand you may not be able to make it, but I encourage it if at all possible. You can come anytime you want but at the end is best. Some people get bored after 2 hours and their attention fades. It is best to receive all the information at once at the end. I’ll take as long as you need. Call or text and I will give you a time to come.

Final Thoughts

It may seem like home inspectors are trying to avoid a lot of things, but in reality, we are just trying to set reasonable expectations. An inspection could be performed that dismantled or removed every obstruction and had every component of the home evaluated with expert level knowledge, but it would take days and cost thousands of dollars, which the vast majority of people would not be able or willing to afford.

I am well known for my level of thoroughness as evidenced from my many 5 star reviews on Google and Spectora. My reports average 40-50 pages and longer for some homes. I generally take 3-3.5 hours per home which is longer than many other inspectors. I try to test every window, light switch, receptacle that is not blocked, open every electrical panel, crawl the entire crawlspace when possible, walk every roof I feel safe on despite not being required to, etc. I include as much information as I can to help you make the best decision you can. Understanding what a home inspection is and is not helps set clear expectations between all parties involved.

Areas Generally Covered Under the Standards

Foundation and Structural Elements Readily Accessible, Exterior, Roof, Interiors and Built in Appliances, Electrical, Heating and Central AC, Plumbing, Attic and Ventilation, Fireplace/Stoves, Garage (separate fee if detached), Carport.