Home Inspection FAQ

What is included in a home inspection?

Basement and Structural Components:

Foundation
Visible piers or footings
Basement walls. We inspect the walls for cracks, settlement and evidence of dampness or moisture intrusion.
Crawl Spaces
Beams, columns, joists, trusses and sheathing or decking
Sump pumps and baskets
Evidence of moisture intrusion or damp basements. We use industry standard moisture meters to confirm suspected moisture intrusion.

Exterior Components:

Garage
Windows
Doors, including vehicle door operators.
Wall coverings including siding, trim and paint
Soffit and fascia
Wall and deck flashings
Caulking and sealants
Decks and balconies, including the structural components
Porches
Steps and stoops
Handrails and guardrails
Walkways
Driveways and parking surfaces
Patios
Visible portions of the foundation walls
Trees, shrubs and vegetation that are likely to affect the structures or site utilities
Vent terminals, intakes and wall penetrations
Retaining walls
Fencing
Drainage and site grading

Roof System:

Shingles
Low slope or flat roof membranes
Flashings, including kick out flashing, valley flashing and termination components
Roof penetrations, including vents and chimneys
Gutters, downspouts, scuppers and internal roof drains
Skylights
Structural components related to the roof system
We typically walk the roof when safe to do so. We carry 24 foot extension pole cameras to photograph the roof when access is limited.

Electrical System:

Visible portion of the electrical service entrance
Service and distribution transformers if present
Mains disconnect
Service distribution panels and sub panels. Panel covers are removed to inspect the internal wiring and panel components.
Circuit breakers and/or fuses
Service grounding
Branch circuit components, including outlets, switches, fixtures and visible wiring.
Ground fault circuit interrupters
Arc fault circuit interrupters
Smoke detectors and carbon monoxide (CO) alarms are tested via the test switch.

Plumbing Systems:

Visible portion of the water service entrance
Supply piping
Drain, waste and vent piping
Floor drains
Gas lines
Water heaters
Water heater venting
Toilets
Sinks
Tubs
Showers
Faucets
Clothes washers and dryers
Heating System
Furnaces
Boilers
Heat pumps
Permanently installed space heaters
Rooftop Units or packaged units (RTU)
Heat Recovery Ventilators (HRVs), commonly referred to as air exchangers
Filters
Vent connectors and vents
Duct work
Registers and grills
We report the age of all heating equipment when the data plates are readily accessible and serial number cross reference data is readily available.

Fireplaces:

Chimneys, including masonry, flashing, caps and crowns
Rain caps and screens
Visible portion of the chimney flue. Since a limited portion is visible, we generally recommend professional cleaning or sweeping of wood burning fireplace flues prior to use.
Firebox
Hearth or extension
Gas fired inserts

Cooling System:

Permanently installed cooling equipment, including condensers (central air), heat pumps and packaged units.
Refrigerant lines
Condensate drain system
Air handlers
Filters
Duct work
Registers and grills
We report the age of all cooling equipment when the data plates are readily accessible and serial number cross reference data is readily available.

Interior Components:

Evidence of water damage or moisture intrusion
Visible insulation
Ceilings
Walls
Floors and floor coverings
Windows
Doors
Stairs, handrails and guardrails
Countertops and cabinets
Trim carpentry
Kitchen appliances
Vent fans

Attic:

Evidence of water damage or leaking roof
Structural components
Hatch or attic access
Knee walls if present
Insulation
Air or vapor barrier
Ventilation
Exhaust fans and ducts
Heating or cooling ducts if present

What items are excluded from a home inspection?

The following items are generally excluded, but are generally available at an additional fee or by engaging additional consultants. Please refer to the standards of practice for a complete list.

Structural testing or engineering services
Concealed items such as insulation concealed behind wall coverings, concealed plumbing, electrical and duct work.
Concealed surfaces such and snow and ice covered roofs. We do our best to provide a thorough inspection and carry brooms and shovels to inspect a portion of snow covered surfaces.
Concealed foundation walls and structural components. We will look for evidence of settlement or structural cracks in the walls, floors and ceilings above concealed foundations that suggest potential problems.
Wells. Water testing is available for an additional fee.
Septic systems. The state requires that septic systems are pumped prior to the inspection. A state septic inspector license is required. Most cities require the seller to provide the septic inspection.
Accessory buildings such as sheds, barns, shops and pole buildings. This service can be provided for an additional fee.
Radon testing. This service can be provided at an additional fee.
Environmental concerns including asbestos, mold and Chinese drywall. If we suspect these items we will document it in the report and recommend further assessment by an environmental specialist.
Technical analysis of heating and cooling equipment.
Heating and cooling components that are not visible or that cannot be observed via normal operating controls.
Humidification equipment
Irrigation equipment. This service is available at an additional fee.
Pools. Heaters and some electrical components are inspected when requested. We recommend a pool specialist to inspect the drains, pumps and other relevant components.
Spas or hot tubs
Security systems and alarms
Playground, fitness and recreational equipment
Areas that are not accessible
Water treatment equipment such as filters and water softeners
Invasive testing or removing wall, floor or ceiling coverings. If we suspect damage to concealed components we will recommend further evaluation or intrusive testing services.