Home inspections by a professional are an important part of the home-buying process. They check things that most people don’t even know or think about. But inspectors are not a magic bullet. There are some things they don’t, won’t, or can’t look at.
12 Things Home Inspectors Do Not Inspect
Home inspections are mostly visual. Inspectors don’t carry tools to take things apart. They don’t move furniture–like china cabinets or stacks of boxes. Most of them do not have vast knowledge of all construction practices.
Home inspections usually cost between $250.00 and $500.00. In-depth inspections by specialists cost extra. Regular home inspectors may recommend additional inspections if they think problems exist. Many inspection companies offer complete inspection services including radon, roofing, asbestos, and mold. More costly but very convenient.
Roof
Home inspectors usually set up a ladder to look for shingle and gutter problems–if the roof is low enough. They may even get on the roof if it is not steep or snow-covered. A leaking roof can be spotted if the inspector enters the attic. Cursory looks usually do not spot serious problems–inside or outside.
Further inspection by a roofing contractor/inspector costs up to $750.00. It is well worth the cost when compared to a new roof costing in excess of $15,000.00.
Radon Testing
Radon is a colorless odorless gas that seeps into many basements and can cause serious health problems. Most inspectors are not equipped to do radon testing. Air samples have to be sent to laboratories for analysis. This is time-consuming and may run past the purchase closing date. Professional radon inspection costs more but is quicker.
Asbestos Insulation
Most houses built before 1980 contain asbestos. It has been classified as a known human carcinogen. Not all inspection services offer asbestos testing. Or if they do, it will cost extra.
Asbestos removal is costly. Ensure you find an inspector who checks for asbestos. If not, pay for a professional opinion.
Mold
Your inspector may make a note if he sees or smells mold. He/she will not tear apart walls to find the source. Or move stored items and furniture to find out how widespread the problem is.
Subsoil and Landscaping
The soil under the house foundation cannot be seen. Inspectors have no way of assessing its stability. If you have concerns, an engineering report may cost up to $5000.00.
An inspector may note water pooling in the yard if it is obvious but she/he does not usually inspect the yard. The house is the main focus of every inspection.
Fireplace, Stove, and Chimney
Inspectors usually check dampers and doors. They may shine a light up the chimney or look for light coming in. They likely will not spot creosote buildup or disconnected or damaged pipes. Missing chimney caps are often overlooked.
Swimming Pools and Hot Tubs
Your inspector will turn pumps and taps on and off to ensure they work. Inspecting pools and tubs for cracks and leaks will not happen during a basic inspection. Covers, deck surfaces, and filters won’t be checked either.
Building Codes
Most home inspectors do not look for building code violations. Codes change and older houses probably met the code when they were built. If code compliance is a concern for you, make sure the inspection company offers that service.
Sewer Lines
Inspectors check that faucets and drains are in working condition. They usually spot plumbing leaks coming from exposed pipes. Underground main sewer lines can only be inspected by inserting a sewer camera into the line.
A basic inspection will not find any problems underground–if they exist. In most jurisdictions, the homeowner owns the pipe on the property and is responsible for repair costs.
Behind Drywall
Building inspectors can’t see behind drywall on ceilings and walls. They can’t see plumbing, electrical, or HVAC ducting so don’t concern themselves with it. If the lights and taps work, the assumption is that everything in the walls is OK.
Lead Paint
Inspectors may note peeling paint on walls. They will not check for lead paint which another coat of paint may be covering. In certain locations, testing for lead paint requires a license and insurance. Most inspectors don’t qualify and don’t want to deal with it.
Exposure to lead paint chips or particles is dangerous for everyone. It can cause developmental problems and seizures in children under six years old.
Pests
Unless evidence of pest problems is obvious–like droppings, nests, or chewed areas–most inspectors miss infestations. Visual inspections can miss termites, carpenter ants, roaches, silverfish, etc. They may not even care much if they see roaches and other pests.
Many inspection services are true professionals and offer a full range of services performed by trained and certified inspectors. Some states require only 60 hours of training. Others mandate 400 hours of training and passing rigorous testing.
Given the amount of money invested in a home, the cost of a thorough inspection is a small price to pay for peace of mind. Knowing you won’t have to spend thousands on repairs after moving in is worth the cost.
