What to expect in your home inspection:
A home inspection is not intended to be a guarantee of functionality or longevity of the structure or its systems. The home inspection is a snapshot, of that moment, of the portions of the structure and systems that CAN be inspected. Many areas simply can’t be inspected, such as wiring, plumbing and structural components that are enclosed within walls. Accessible areas such as attics and basements or crawl spaces provide inspectable areas and give the inspector important clues to what may or may not be within an enclosed space. Exposed fixtures, such as drains, faucets, outlets, light fixtures and switches give the experienced inspector important information. These exposed portions are typically inspected for function and condition, which may lead the inspector to conclude that an issue COULD exist within an enclosed space. The inspector, however, will NOT remove wall coverings to delve into an enclosed space to verify such an issue exists or not. An inspector also has limited abilities to determine if there are structural defects. Open structural components, such as those in attics and basement spaces can be inspected, but enclosed wall and ceiling spaces can’t effectively be inspected. The inspector may gain clues though, such as a sagging ceiling, tilted or bulging brickwork or cracked foundation walls to indicate that a structural problem MAY exist. The inspector will use these clues, along with his experience and knowledge to make a best judgment as to what problems most likely exist, or concerns that need further investigation.
Since this is a snapshot, there is no guarantee that even though an appliance works properly when inspected, that it will continue to do so. Some potential failure modes are visible and can be an indication of a potential failure. This is not true of every facet of an appliance. A failure of the electronic control system could happen as soon as the next time the appliance is used. It is simply impossible to predict when such failures may occur. For this reason it is advisable for the home purchaser to obtain a home warrantee from a reputable company in addition to having an inspection.
Though this is not an exhaustive list, the following are things that are typically inspected:
- Exterior grade / landscaping that would impact the structure.
- Sprinkler and drainage systems
- Driveways, sidewalks, porches and stairs
- Visible foundation walls
- Includes openings into the foundation
- Exterior wall covering type and condition
- Includes such things as siding, soffits and eves
- Rain gutter systems
- Window systems
- Roofing materials type and condition
- The type of material and condition of the roofing material
- Weather and structure permitting, the inspector will attempt to physically as well as visually inspect the roof.
- Exterior structures, such as decks and balconies
- Entrance and emergency egress means
- Observable interior structure indications
- Electrical system type and condition
- If the home is occupied with furniture, all visible outlets will typically be tested, but those blocked by furnishings would not be.
- GFCI Outlets tested for function
- Main electrical panel size, type and condition
- Electrical system grounding
- Light fixtures and switches for functionality
- Smoke / gas alarms visibly inspected but not functionally tested
- Interior plumbing system type and condition
- Toilets tested
- Showers / tubs fixtures and drains inspected and tested
- Sink fixtures and drains inspected and tested
- Hot water heater
- Type
- Condition
- Age
- Water supply and conditioning systems
- Type
- Condition
- Age (if possible)
- Laundry facilities plumbing fixtures
- HVAC system
- Type of heating appliance(s)
- Condition of heating appliance(s)
- Age of heating appliance(s)
- Operationally tested if possible
- Type of cooling appliance(s)
- Condition of cooling appliance(s)
- Age of cooling system components
- Functionally tested if possible.
- Attic
- Visible Structural components
- Insulation
- Access
- Crawlspace / basement
- Visible structural components
- Moisture
- Services located in the space
- Insulation
- Access
- Special items
- Wood heating systems
- Renewable energy systems
- Ground source heating systems
Here is an example of what you can expect in your home inspection report: example