What Is Included
Lots of stuff!
In general terms, we are talking about all visually observable problems or issues related to the following systems and components, as they exist at the time of inspection. No inspector will take responsibility for what cannot be seen or was not there.
Structural components
This refers to the load-bearing parts of the structure, other than the foundation. In almost all houses, that means the framing of the roof, walls, and sometimes the floor (depending on the particular type of structure). In all cases, some parts will be visible and inspectible and some will not. Where I can inspect I'm looking at things like general condition, appropriate size and spacing, proper bracing, adequate fasteners, etc.
Exterior
All of the materials used on the exterior are inspected if possible. Siding or masonry walls, facia/trim/soffits, and all windows and doors. What I look for here includes general condition, rot, gaps or cracks, maintenance issues, signs of foundation movement, window and door operation, whether doors seal adequately, and more. Home inspectors do not report on cosmetic issues, so I'll only talk about paint if it is failing and exposing the underlying materials.
Roofing
It seems there are always at least one or two things to report about the roof, sometimes more. I always try to "walk" the roof if I can, and that's usually possible. Some roofs are just too steep to be safe for walking, and my wife would be heart-broken if I were to accidentally kill myself (without insurance). Up there I check out the condition of the materials, how valleys and rake walls are done, exposed nails, flashings around all penetrations (vent pipes, etc.), any other flashings, the condition of any chimney present, and on and on. If there are antennas, satellite dishes, or other non-roofing items up there, I can only look to see if they might be a potential source of a leak. I cannot say whether they work, are properly anchored or positioned, or anything else.
Foundation
If the construction is slab-on-grade, very little (if any) will be visible. In that case I can only look for clues on the exterior finish, flooring, and particular points on the inside walls. Sometimes they tell me a lot; sometimes nothing. If it's a conventional foundation, a lot more can be directly inspected; perimeter walls, piers, footings (in some cases), etc. I look for any signs of settlement, shifting, improper design or construction, material or mortar deterioration, moisture damage, and other related issues.
Attics, Crawlspaces, and Basements
This is the no-fun part of the job, and the reason I make the big bucks (ha-ha). Attics are usually very hot (or cold), stuffy, dark, sometimes cramped, and you can only put your foot down on the framing. Crawl spaces are usually cool, moist, and dark, are often very cramped, and you have to work your way around all of the pipes, piers, and ductwork (etc.). Basements aren't so bad, as a rule. In these areas I'm looking at whatever framing, electrical, plumbing, heating and cooling components, insulation, vapor barriers, ventilation issues, etc. are there and are accessible. In certain instances, all will not be accessible. I pride myself on going into these areas if at all possible, and I even have specialized equipment to help.
Plumbing
In addition to the pipes found in attics and crawl spaces, I also inspect as much of the plumbing as I can in the living spaces; sinks, tubs, showers, you name it. I check to see if they have leaks, hold water (except showers), drain adequately, have improperly configured piping, are secure, and more.
Electrical
Again, as much as I can in the living spaces, in addition to the attic and crawl space (if any). If possible, I check all of the switches, outlets, lights, and ceiling fans; all of them. Do the switches, lights, and fans work? Are the outlets wired correctly? Are the ceiling fans grounded, etc.? Then there's the main panel, one of the other frequent sources of material for inspection reports. This is the only component where Standards requires the inspector to remove the cover, in order to properly the inside. Wire sizes and types, wiring configurations, grounding issues, general condition of the equipment, and heat signs are among the concerns here.
Heating and Cooling
Many people tell me they are worried about this particular system. It's understandable, since failure of major components can cost thousands of dollars to repair or replace. As far as I know, no one can tell for sure if a unit has 1 year left or 10. Most major appliances are designed to last roughly 15 - 20 years, but many go beyond that. I know of units between 25 - 30 years old that are still at it. On the AC side I inspect the coils, cabinets, refrigerant lines, fan blades, drain pans and lines, and wiring. I also check what is known as the "temperature split" to see if the overall performance of the system is in the correct range. On the heat side it depends on what type of fuel the unit uses. There is very little to look at on electrical units, and a lot to look at on gas units. On both; general condition, wiring, output temperature, and either elements or burners. On gas; heat exchangers (limited), vent pipes and hoods, and carbon monoxide issues. A couple of notes about these systems and inspection. More than in any other area of inspecting, the line between accessible and inaccessible is often blurred. Judgement calls have to be made on the spot about what is appropriate to invade or open, and what is an unacceptable risk for potential damage to the property or myself. Don't forget, this is still someone elses' property at this point. The other thing is that some types of systems cannot be operated or tested "out of season" due to potential damage to the components, especially heat pumps. Generally speaking, I test whichever side of the system is in use, plus whatever I can tell from looking at the components of the other side of the system. In many cases I can actually test gas burners for functionality in the summer, but not always.
The Lot
Does the ground slope towards the house rather than away from it, what does the general drainage situation look like, are there holes or depressed areas, dead trees within reach of the house, sidewalks, driveways, retaining walls, playground equipment, propane tanks, or anything else out there I should tell you about?
Other
Note: These are all "informational" items only. Please see "Inspection Contract" for more details.
I check appliances to see if they operate, but I am not a expert of any kind in that field. I try to operate them by the normal controls, and report the result. I only test microwaves if they are built-in; portable ones are excluded.
I also inspect any outbuildings on the property (sheds, shops, garages, storage buildings, etc.), but not to the same degree or in the same way as the house. I have a few sensible limits on this one, so see my contract for details.
If there's a swimming pool, I'll look at it for obvious problems only. Mostly that means scanning the concrete apron for cracks or settlement, checking ladders/hand rails/diving or sliding boards to see if they seem secure, and looking at the pipes, filters, and pumps for leaks or damage. I also inspect whatever electrical items are present, particularly sub panels (smaller electrical panels fed from the main panel).
Questions
If you have any, please contact me. I'll be glad to answer them.