What is a home inspector? Well, as the name implies, a home inspector inspects homes. Get it? Got it? Good. Next topic.
Well, only if it was that simple. A home inspector is a qualified, and in most states, a licensed professional who has an expert understanding of the overall structure of the house and all of the various systems that comprise a home. For example, a home inspector may look at a landscaped yard and notice that there is a negative grade, meaning there is a potential for water intrusion onto the foundation. A home inspector can identify a crack within the garage slab and be confident to identify what that crack is and if it compromises the structural integrity of the home. A home inspector can evaluate the main systems of the home: roof, plumbing, electrical, and the HVAC system. A more robust definition for a home inspector could be defined as: "A home inspector is a qualified professional who visually inspects the structure and accessible components of a home to identify any immediate or potential problems."
Most home inspectors follow certain standards of practice and guidelines that outline the uniform standards. Inspection criteria will include a review of the structural elements. Bowing of walls, and discrepancies along the roof line/ plane can be indicators of structural issues. The inspector will also evaluate the visible construction of the foundation, the floors, stairs, drainage system, and ceilings. One tell-tale sign of a potential issue is the window alignment. In older homes, especially homes that are built on piling foundations, settlement issues and deterioration of the subfloor can cause an exterior wall to sag. A common issue found in the old-style "Cracker Box" or "Shotgun" style of homes. An evaluation of the safety features of the home is included. This includes features like the carbon monoxide and smoke alarms, the stairs and the handrails, and the condition of Ground Fault Circuit Interrupters (GFCI) and Arc Fault Circuit Interrupters. One item that most people often ignore is the functionality of the safety features in garage doors. The sensors should be no higher than 6'' off the ground and in operating condition.
Most home inspectors will provide an evaluation of the roof. Condition of the covering material (shingles, metal, tile), the flashing, the gutters and downspouts, and the general structure of the roof from all visible and accessible areas. A review of roof penetrations to ensure that it is properly sealed and protected is also conducted. Exterior observations such as proper ground clearance for the exterior siding material. Proper drainage and the condition of driveways, ramps, and walkways. A home inspector will check the electrical outlets to ensure operability. Depending on the area, the license of the inspector, and the agreement between the inspector and client, an inspection of the well/ septic tank system and the pool may be included in the agreement.
The attic is inspected for sufficient insulation, proper ventilation, and any sign of leaking or water damage. Also, the attic access is where the home inspector can provide a more thorough roof evaluation by checking the condition of the roof trusses, and the underside of the roof sheathing. For those inspections that include a wind mitigation report, the inspector utilizes the accessibility of the attic to check for proper strapping and fasteners of the roof-to-wall connection. The ventilation system is reviewed, ensuring that venting systems in the kitchen, bath, and laundry areas are functioning. The inspector will walk through the home, looking for signs of possible water intrusion or other damage that may lead to costly repairs. During the phase of inspection conducted inside the home, a representative number of doors and windows will be opened and closed to ensure operability.
At the heart of the inspection are three of the more critical areas for review. This is what is often referred to as the MEP inspection. MEP stands for Mechanical (HVAC system), Electrical, and Plumbing. During the Mechanical inspection, the inspector will check the operation of the furnace, heat pump, or air handler, and the air conditioning system under normal operating controls. The thermostat location is described in most reports along with the heating source (electric, gas, etc.), Air duct vents or registers, when accessible, are inspected as well. With the plumbing system, the inspector will flush toilets. They will check to make sure that the toilet is secured to the floor and not leaking. Plumbing faucets are turned on and tested. Where visible, plumbing pipes are inspected. The inspector will locate the main water shut-off valve and include it in the final report. The report will also indicate the source of the water supply (well or public) and if the home is on sewer or a septic tank. The electrical system inspection includes the main panel and any sub-panels to ensure the wiring is correct. As mentioned earlier, testing GFCI and AFCI breakers and outlets. Click on the links to learn more about a GFCI and an AFCI. For simplicity, a GFCI protects against electrocution and AFCIs prevent fires.
A final discussion is the things that a home inspector typically does not inspect. Property boundary lines or encroachments and easements are one example. A home inspector is not qualified to establish the property boundaries. During the inspection, a home inspector may not be able to visibly see or access certain components. In such instances, a photo and an explanation of why it was excluded from the inspection are documented. The service life expectancy of any component or system is not up for the home inspector to determine. Typically, if there is a suspected issue, the home inspector will recommend further evaluation by a qualified contractor. Inspectors do not determine a property's value or insurability. Ethical home inspector does not advise the client on whether the purchase is a good deal. Home inspectors are not Building Code Inspectors. There are a few instances where building codes are a part of the home inspection process, however, it is not required of the home inspector to determine if a home is "up to code." Unless otherwise determined by the home inspector and the client, mold inspections, radon detection, air quality, the existence of environmental hazards (led paint, asbestos), and wood-destroying organisms are not a part of the standard home inspection. Many inspectors offer these as add-on services. Make sure that the home inspector you hire has the certification and additional licensing for these services. Home inspectors refrain from commenting on cosmetic issues: paint condition, small holes/dents in drywall, tile or floor coverings, etc.
It is also important to note that a home inspection is not exhaustive. By practice, a home inspection is a non-invasive or non-destructive inspection. Electrical wiring, plumbing, and air ducts that are covered by wall and ceiling coverings can not be inspected without removing these materials. A home inspection is an observation of the home on the day of the inspection. It is a list of observable components and systems on that day. It is not predictive of issues that may occur in the future.
A home inspection is a non-invasive, visual examination of the accessible areas of a residential property. These inspections are conducted by a qualified home inspector. A home inspection, although thorough, is not 100% complete. The final report provided by a home inspector is intended to provide sufficient information for the client on the current condition of the home as observed by the inspector on the day of the inspection. Standard components and systems evaluated are the exterior, interior, roof, ventilation, plumbing, electrical, and HVAC systems. Most home inspectors follow standards of practice. GH Solutions has a link to the standards of practice adopted by the International Association of Certified Home Inspectors (InterNACHI).
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