The Home Inspection Defined

1. An inspection is not technically exhaustive.
2. An inspection will not identify concealed or latent defects. 
3. An inspection will not deal with aesthetic concerns, or what could be deemed matters of taste, cosmetic defects, etc. 
4. An inspection will not determine the suitability of the property for any use. 
5. An inspection does not determine the market value of the property or its marketability.
6. An inspection does not determine the insurability of the property. 
7. An inspection does not determine the advisability or inadvisability of the purchase of the inspected property. 
8. An inspection does not determine the life expectancy of the property or any components or systems therein. 
9. An inspection does not include items not permanently installed. A home inspection is designed to reflect, as accurately as possible, the visible condition of the home at the time of the inspection. Conditions at a home for sale can change radically in only a day or two, so a home inspection is not meant to guarantee what condition a home will be in when the transaction closes. It’s not uncommon for conditions to change between the time of the inspection and the closing date.
10. In accordance with the South Carolina Standards of Practice the inspector is to inspect: a representative number of  of installed lighting fixtures, switches, and receptacles,   a representative number of installed cabinets,  a representative number of doors and windows, and  one component per room for multiple similar interior components such as windows and electric receptacles; one component on each side of the building for multiple similar exterior components.

I. The inspector is not required to determine:

1. property boundary lines or encroachments.
2. the condition of any component or system that is not readily accessible. 
3. the service life expectancy of any component or system. 
4. the size, capacity, BTU, performance or efficiency of any component or system. 
5. the cause or reason of any condition. 
6. the cause for the need of correction, repair or replacement of any system or component. 
7. future conditions. 
8. compliance with codes or regulations. 
9. the presence of evidence of rodents, birds, bats, animals, insects, or other pests. 
10. the presence of mold, mildew or fungus.
11. the presence of airborne hazards, including radon. 
12. the air quality. 
13. the existence of environmental hazards, including lead paint, asbestos or toxic drywall.
14. the existence of electromagnetic fields. 
15. any hazardous waste conditions. 
16. any manufacturers' recalls or conformance with manufacturer installation, or any information included for consumer protection purposes.
17. acoustical properties.
18. correction, replacement or repair cost estimates. 
19. estimates of the cost to operate any given system.

II. The inspector is not required to operate:

1. any system that is shut down.
2. any system that does not function properly. 
3. or evaluate low-voltage electrical systems, such as, but not limited to:
   1. phone lines;
   2. cable lines;
   3. satellite dishes;
   4. antennae;
   5. lights; or
   6. remote controls.
4. any system that does not turn on with the use of normal operating controls. 
5. any shut-off valves or manual stop valves. 
6. any electrical disconnect or over-current protection devices. 
7. any alarm systems. 
8. moisture meters, gas detectors or similar equipment.

III. The inspector is not required to:

1. move any personal items or other obstructions, such as, but not limited to:  throw rugs, carpeting, wall coverings, furniture, ceiling tiles, window coverings, equipment, plants, ice, debris, snow, water, dirt, pets, or anything else that might restrict the visual inspection.
2. dismantle, open or uncover any system or component.
3. enter or access any area that may, in the inspector's opinion, be unsafe. 
4. enter crawlspaces or other areas that may be unsafe or not readily accessible. 
5. inspect underground items, such as, but not limited to: lawn-irrigation systems, or underground storage tanks (or indications of their presence), whether abandoned or actively used. 
6. do anything that may, in the inspector's opinion, be unsafe or dangerous to him/herself or others, or damage property, such as, but not limited to:  walking on roof surfaces, climbing ladders, entering attic spaces, or negotiating with pets. 
7. inspect decorative items. 
8. inspect common elements or areas in multi-unit housing. 
9. inspect intercoms, speaker systems or security systems.
10. offer guarantees or warranties. 
11. offer or perform any engineering services. 
12. offer or perform any trade or professional service other than a home inspection. 
13. research the history of the property, or report on its potential for alteration, modification, extendibility or suitability for a specific or proposed use for occupancy. 
14. determine the age of construction or installation of any system, structure or component of a building, or differentiate between original construction and subsequent additions, improvements, renovations or replacements. 
15. determine the insurability of a property.
16. perform or offer Phase 1 or environmental audits.
17. inspect any system or component that is not included in these Standards.

It’s a Visual Inspection

A “visual” inspection means that a home inspection report is limited to describing conditions in those parts of a home that an inspector can see during the inspection. Obviously, parts of the home that are permanently hidden by wall, ceiling and floor coverings are excluded, but so are parts of the home that were inaccessible during the inspection for some other reason. Some reasons might include lack of an access point, such as a door or hatch, or a locked access point, or because an occupant’s belongings blocked access, or because of dangerous or unsanitary conditions.

There can be many more reasons. The point is that if an inspector can’t see a portion of the home, the inspector can’t assume responsibility for ensuring that a safe and proper condition exists or that systems are operating properly in that hidden space.

Safety

Safety can be a matter of perception. Some conditions, such as exposed electrical wiring, are obviously unsafe. Other conditions, such as the presence of mold, aren’t as clear-cut.

In the example of the possible existence of mold, it's difficult to accurately call it out during a general home inspection because mold sometimes grows in places where it can’t be readily seen, such as inside walls, making its discovery beyond the scope of the inspection.  Also, the dangers to human health are from the inhalation of spores from indoor air.  Most people with healthy immune systems have little or no problem with inhaling spores. A few people whose immune systems are compromised by lung disease, asthma or allergies can develop serious or even fatal fungal infections from mold spore levels that wouldn’t affect most people. Every home has mold and mold colonies can grow very quickly, given the right conditions. Mold can be a safety concern, but it often isn’t. The dangers represented by mold are a controversial subject. Other potential safety issues also fall into this category.

System Defects

Although the majority of the inspection is visual, the InterNACHI Standards of Practice do require inspectors to operate space and water heating equipment, and air-conditioning equipment, if it can be done without damaging the equipment.

Inspectors will also examine the major accessible components of certain systems as required by the Standards of Practice. Furnace air filters are one example.

A home inspection is not technically exhaustive, meaning that systems or components will not be disassembled as part of the inspection. For example, an inspector will not partially disassemble a furnace to more accurately check the condition of the heat exchanger. Inspectors typically disclaim heat exchangers.

Hazardous Materials

Asbestos, mold, lead, water purity, and other environmental issues or potential hazards typically require a specialist inspection, and may additionally require laboratory analysis and is not included in a standard home inspection.

​​Home Inspectors are Generalists

Home inspectors are not experts in every home system but are generalists trained to recognize evidence of potential problems in the different home systems and their major components. Inspectors need to know when a problem is serious enough to recommend a specialist inspection. Recommendations are often made for a qualified contractor, such as a plumber or electrician, and sometimes for a structural engineer.

HVAC Systems

The heating and cooling systems of the home are limited for the inspection to the season that the home inspection takes place.    For example a heating system cannot be operated during warmer seasons (when temperatures are above 65 degrees) due to the potential for the heat exchange cracking with excessive temperatures and the cooling system cannot be operated in cooler seasons (when temperatures are below 65 degrees) due to the potential for the evaporator and condensing coils to freeze and crack.  

Readily Accessible

The inspector is limited to areas that are "readily accessible".  The inspection is a non-destructive visual inspection of the property.  The inspector cannot cause damage to the home to inspect areas that are not readily accessible.  The inspector cannot visually inspect areas that are covered by wallboard, floorboard, ceiling materials, roof shingles, and insulation.   Areas that have stored personal belongings that cannot be readily accessed such as a garage stored with moving boxes cannot not be inspected.  

Managing Expectations

Part of a home inspector’s job is to manage the expectations of their client. This is especially true when a client has never dealt with a home inspector before. Explaining the limitations of a home inspection to a client will help them develop realistic expectations concerning what to expect from a home inspection report, and what lies beyond the scope of the inspection.

When a home buyer is interviewing inspectors, the buyer should ask about how the inspector handles special safety concerns.

Disclaimers are portions of an inspection agreement or report in which an inspector notifies the client that the inspector will not accept the responsibility for confirming the condition of a portion of the home or of a particular system or component. Creating realistic expectations in a client’s mind will help prevent misunderstandings and promote smooth real estate transactions.