top of page

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.



  • 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



  • 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.

bottom of page