 By definition, a home inspection is a limited visual examination which looks at all the major installed systems and components: i.e. Exterior; Roofing; Heating; Plumbing; Electrical; Bathrooms; Kitchens; Utility Areas; Garages; Sub Structure; and Attic. Non built in things such as clothes washers, clothes dryers and refrigerators are excluded. Sprinkler systems, septic systems and water-well related equipment are also excluded. However, septic systems and wells are generally addressed through a separate inspection company which your Realtor can tell you more about. Outbuildings and sheds are also generally excluded unless specifically agreed upon to be included in the inspection, generally for an additional fee. Be sure to review the contract as it also lists other items which may be excluded from the home inspection. The inspection is limited because there are limitations and barriers that keep me from seeing some things and I can’t see inside the walls or underneath floor coverings any more than anybody else. These limitations and barriers may conceal hidden conditions that I might not be able to identify, especially with older homes. Further, conditions change, so in essence, an inspection is really a snapshot in time of what is visible on the day it is performed. To put it into simpler words, I will try to see everything I can see without damaging things, moving things around or getting hurt. When it comes to inspecting used homes, there will always be cosmetic “bumps and blemishes” just like a used car will have wear and tear issues observable to potential buyers. I generally don’t spend time documenting such things, partly because they are to be expected and partly because it just isn’t reasonable during the time allowed for documenting everything during the inspection. If there is something cosmetic or otherwise unusual that you want to have documented on the home inspection report, be sure to let me know so that we can address it. If the house is new, the time to identify cosmetic issues will be during the builder’s walk through at which time the builder typically marks defects with a piece of blue tape so that the crew can identify the area in need of repairs. New home inspections though not common are a good idea; especially for the new home owner. This way items will be documented for repair; I will try and discover maintenance issues that may be overlooked in the excitement of buying a home. I will bring to the experience a more impartial observation.
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