Property Inspections : Scope of the inspection
I recently had a client point out to me during our final walk-through that the shut-off valves for the bathroom sink were frozen. The client was concerned since he’d had a property inspection and wondered why the inspector did not “catch this problem.” The answer, while simple is often misunderstood or overlooked, and that is, the Inspector DOES NOT INSPECT EVERYTHING and is not required to inspect everything per the Standards of Practice of their professional organization. The primary exclusions are often briefly summarized within the inspection report itself.
Unfortunately, most clients see only the details of the inspection itself and fail to notice these exclusions noted in each testing category. For example, under plumbing, the NAHI form states that “Supply valves below sinks and at toilets are not tested since they are prone to leakage. Typically many are frozen due to hard water or lack of usage.” It goes on to say “It is outside the scope of this inspection to check overflows in sinks and bathtubs.”
Basically, Inspectors do not inspect items that are hard to reach (i.e. they will not move a large piece of furniture to check an electrical outlet) items that are concealed or are not readily accessible, move or lift floor coverings, ceiling panels or window coverings or perform any test or procedure that could damage the item being evaluated. The case of the frozen shutoff values is a good example of the last situation. If the inspector checks the values and causes them to start leaking in the process then it is his expense to repair them.
If your inspector is affiliated with a professional organization, check the “Standard of Practice” found on the organization website to clearly understand what is checked, how it is tested, and what the exclusions are. You can go to www.ashi.org, www.nahi.org or www.nachi.org (to name just a few of the many professional organizations) to view their Standard of Practice.
Can a home fail a property inspection? The simple answer is NO. A professional home inspection is an examination of the current condition of a house. It is not an appraisal, which determines market value. It is not a municipal inspection, which verifies local code compliance. A home inspector, therefore, will not pass or fail a house, but rather describe its physical condition and indicate what components and systems may need major repair or replacement. Please place the emphasis on “major repair or replacement.”
No house is perfect and most homes are in need of some repair, however minor, usually due by normal wear and tear. If the inspector identifies problems, it doesn’t mean you should or shouldn’t buy the house, only that you will know in advance what to expect. If major problems are found, a seller may agree to make repairs.
Some Sellers obtain a property inspection in advance of listing giving them the opportunity to make repairs that will put the house in better selling condition. Having a property inspection available at the time of a showing often alleviates the buyer’s concerns about the property condition and can make for a smoother escrow.
Whether you are a buyer or a seller, be aware of the scope of the inspection. For inspection of the components not addressed by your inspector, you may wish to call in a professional in that area, i.e. a plumber or an electrician, if there are areas of concern.
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