How Property Inspections Are Done: A Guide for Homeowners and Buyers

How Property Inspections Are Done: A Guide for Homeowners and Buyers

If you are a homeowner or a buyer, you may wonder what happens during a property inspection and why it is important. A property inspection is a professional, objective, and thorough assessment of the condition and quality of a property, performed by a licensed and experienced inspector. A property inspection can help you identify any potential problems, risks, or defects that could affect the safety, functionality, or value of the property. It can also help you negotiate a fair price, avoid costly repairs, or comply with relevant laws and regulations.

But how exactly are property inspections done? What do they cover and what do they not cover? How long do they take and how much do they cost? And what should you do before, during, and after a property inspection? In this blog post, we will answer these questions and more, to help you understand the process and benefits of property inspections.

What do property inspections cover?

A property inspection covers various aspects of a property, such as its structure, roof, electrical, plumbing, heating, cooling, ventilation, insulation, appliances, and more. The inspector will visually inspect and test the major components and systems of the property, and check for any signs of damage, deterioration, malfunction, or violation of codes or standards. The inspector will also look for any evidence of water damage, mold, termites, rodents, or other pests that could affect the property’s health and safety.

The scope and detail of a property inspection may vary depending on the type, size, age, and location of the property, as well as the inspector’s qualifications, experience, and preferences. However, most property inspections follow the standards of practice and code of ethics of the American Society of Home Inspectors (ASHI), which is the oldest and most respected professional organization for home inspectors in North America.

According to the ASHI standards of practice, a property inspection should include the following:

• Structural system: The inspector should examine the foundation, floor, wall, ceiling, and roof structures, and report any signs of abnormal or harmful water penetration, damage, deterioration, movement, or cracking.

• Exterior: The inspector should examine the exterior wall covering, flashing, trim, doors, windows, decks, balconies, stoops, steps, porches, railings, eaves, soffits, fascias, grading, drainage, retaining walls, and vegetation, and report any signs of damage, deterioration, or improper installation or maintenance.

• Roof system: The inspector should examine the roof covering, drainage systems, flashings, skylights, chimneys, and roof penetrations, and report any signs of damage, deterioration, or improper installation or maintenance. The inspector should also report the methods used to observe the roof and the approximate age of the roof covering.

• Plumbing system: The inspector should examine the interior water supply and distribution systems, including all fixtures and faucets, the drain, waste, and vent systems, including all fixtures, the water heating equipment, the vent systems, flues, and chimneys, the fuel storage and distribution systems, and the drainage sumps, sump pumps, and related piping, and report any signs of damage, deterioration, leakage, corrosion, or improper installation or maintenance. The inspector should also report the water source, the water pressure, the location of the main water and fuel shut-off valves, and the location of the water heater.

• Electrical system: The inspector should examine the service drop, the service entrance conductors, cables, and raceways, the service equipment and main disconnects, the service grounding, the interior components of service panels and subpanels, the conductors, the overcurrent protection devices, the installed lighting fixtures, switches, and receptacles, the ground fault circuit interrupters and arc fault circuit interrupters, and report any signs of damage, deterioration, improper installation or maintenance, or unsafe conditions. The inspector should also report the amperage and voltage rating of the service, the location of the main disconnect and service panels, and the wiring methods.

• Heating system: The inspector should examine the heating equipment, the vent systems, flues, and chimneys, and the distribution systems, and report any signs of damage, deterioration, improper installation or maintenance, or unsafe conditions. The inspector should also report the energy source, the heating method, and the presence or absence of a heat source in each habitable space.

• Air conditioning system: The inspector should examine the central and through-wall cooling equipment, and the distribution systems, and report any signs of damage, deterioration, improper installation or maintenance, or unsafe conditions. The inspector should also report the energy source, the cooling method, and the presence or absence of a cooling source in each habitable space.

• Interior: The inspector should examine the walls, ceilings, floors, steps, stairways, railings, countertops, cabinets, doors, windows, and installed appliances, and report any signs of damage, deterioration, improper installation or maintenance, or unsafe conditions. The inspector should also report any signs of water penetration or abnormal condensation on building components.

• Insulation and ventilation: The inspector should examine the insulation and vapor retarders in unfinished spaces, the ventilation of attics and foundation areas, the mechanical ventilation systems, and report any signs of damage, deterioration, improper installation or maintenance, or inadequate or excessive ventilation. The inspector should also report the approximate average depth of insulation observed at the unfinished attic floor area or roof structure.

• Fireplaces and solid fuel-burning appliances: The inspector should examine the system components, the vent systems, flues, and chimneys, and report any signs of damage, deterioration, improper installation or maintenance, or unsafe conditions. The inspector should also report the type of fireplace or appliance, the energy source, and the presence or absence of a permanently installed fire screen or glass door.

What do property inspections not cover?

A property inspection is not a guarantee, warranty, or insurance policy for the property. It is not a comprehensive or exhaustive evaluation of every aspect of the property. It is not a code compliance inspection or a valuation of the property. It is not a prediction of the future performance, condition, or lifespan of the property or its components. It is not a substitute for specialized or expert advice on specific issues or systems.

A property inspection does not cover any areas or items that are not readily accessible, visible, or operable at the time of the inspection. For example, a property inspection does not cover the following:

• Concealed or inaccessible areas or items, such as underground pipes, wells, septic tanks, hidden wiring, insulation inside walls, or components behind furniture, appliances, or personal belongings.

• Cosmetic or aesthetic features, such as paint, wallpaper, carpeting, window treatments, or landscaping.

• Environmental hazards, such as radon, asbestos, lead, mold, or other contaminants, unless specifically requested and agreed upon by the inspector and the client.

• Specialized or unique systems or items, such as pools, spas, hot tubs, saunas, solar panels, security systems, intercoms, fire sprinklers, elevators, or generators, unless specifically requested and agreed upon by the inspector and the client.

• Detached structures, such as sheds, garages, barns, or guest houses, unless specifically requested and agreed upon by the inspector and the client.

The inspector may also exclude or limit the inspection of certain areas or items due to weather conditions, safety concerns, or other circumstances beyond the inspector’s control. The inspector should disclose any such exclusions or limitations in the inspection report.

How long does a property inspection take and how much does it cost?

The duration and cost of a property inspection may vary depending on the type, size, age, and condition of the property, as well as the inspector’s qualifications, experience, and preferences. However, on average, a single-family home inspection usually takes 2-4 hours to complete, though this is heavily dependent on the home’s size and condition. After the inspection process, the inspector will send the client an inspection report (often within 24-48 hours) that covers their findings, complete with pictures, analysis, and recommendations.

The cost of a property inspection may range from $300 to $500, depending on the location, size, and complexity of the property. Some inspectors may charge extra fees for additional services, such as radon testing, termite inspection, or mold sampling. It is advisable to compare different inspectors and their services, qualifications, and fees before hiring one.

What should you do before, during, and after a property inspection?

As a homeowner or a buyer, you can take some steps to prepare for and benefit from a property inspection. Here are some tips for what to do before, during, and after a property inspection:

Before the property inspection

• If you are a homeowner, you should make sure that the property is clean, organized, and accessible for the inspector. You should remove any clutter, furniture, appliances, or personal belongings that may obstruct the inspector’s access to any areas or items. You should also make sure that all utilities are on, all pilot lights are lit, and all locks are unlocked. You should also repair any minor defects or damages that you are aware of, such as leaky faucets, loose doorknobs, or missing light bulbs. You should also disclose any known problems or defects that you are not able to fix, such as cracks in the foundation, water stains on the ceiling, or faulty outlets. You should also provide any relevant documents or records, such as permits, warranties, invoices, or maintenance logs, that may help the inspector understand the history and condition of the property.

• If you are a buyer, you should do some research on the property and the inspector before the inspection. You should review the seller’s disclosure, the listing information, and any previous inspection