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inspection client looking-onConsumers' Guide to Home Inspections
How to Get the Most Benefit from a Home Inspection

  • HOME INSPECTION, GET THE MOST FROM - CONTENTS: How to get the most from a home inspection. What is included in a home inspection? Who should attend the home inspection? What home inspection services should I order? How much does a home inspection cost? Home inspection standards and ethics. In the Questions & Answers we include a FAQ about the perils of "rushed" home purchases & worries about incomplete mold inspections.
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Advice for people hiring a home inspector:

This article gives tips on getting the most from a licensed professional ASHI (or other association) home inspection, who attends, what services to order, handling conflicts of interest, real estate agent attendance, property owner attendance, water and septic testing, termite reports, lead paint, radon, other advice for home buyers about attending the home inspection and choosing tests and services, and some typical fees.

Issues of home inspection ethics are discussed. Here are some details that will help a home buyer make the most of the home inspection process.

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What is Included in a Professional Home Inspection

More Reading about Home Inspections:

Typical Home Inspection Ancillary Tests, Services, Fees, and Suggestions for Each Service

For the Hudson Valley Area of New York State here are some local recommendations and suggestions

Assure access to the property when scheduling a home inspection

In addition to confirming the inspection appointment with the property owner or real estate agent, please be sure that someone will be available, usually the realtor, to let us in to the building at the time and on the day of the inspection. As a courtesy, be sure the realtor/seller are informed that our inspections are typically 3 1/2 hours in length, may be longer, and won't be ended until you, the client, are finished asking your initial questions at the site.

In discussing the inspection with the realtor or owner, make sure that all of the mechanical systems are turned on and working, such as heat, electricity, air conditioning. If any systems are to be left shut off or areas are to be inaccessible or locked, the inspection will be limited. Discuss these limitations with your inspector.

For example, an expert home inspector may spot evidence of a history of plumbing leaks at a fixture even if water to the building is shut down. But other critical data, such as fixture flow and drainage adequacy can't be assessed if there is no water.


Who should attend the home inspection?

The buyer(s) should attend the inspection and should stick closely to the inspector to observe, hear explanations, and ask questions. The more eyes examining the property the better.

If you must bring children to an inspection, be sure you bring along another adult who can watch the kids so that you can watch the inspector.

The property owner has every right to be in the building and/or have someone present during the inspection, probably a real estate agent, to be sure that nothing untoward is done to the property by the visitors, and perhaps to answer questions that may arise.

But some inspectors (including me) feel that it's much better for you the buyer if the seller and realtor do not actually accompany the inspector during the inspection. Bring along a book or magazine for those parties in case they forgot their own.

Normally the real estate agent is, by law, working for the interests of the property seller.

If the agent accompanies you on the inspection you are not in control of information that you've paid-for, and you're making a gift of it to the seller who may use it to negotiate against your interests.

However to protect all parties to the transaction, the inspector should be expected to answer direct questions from third parties, such as "did you say the house needs a new roof?" and more important, if immediate life/safety hazards are observed by the inspector, s/he is obligated to inform all parties concerned.

The Ethics of Handling Conflicting Interests at a home inspection

There naturally conflicting interests between the needs of a buyer who wants to understand as much as s/he can about the repairs, maintenance, and improvements a property needs and the needs of a seller who is nervous that a buyer will be dissuaded by these items and who does not want to be bothered by buyer-requests to fix or give allowances for this or that upcoming or past-due repair. The existence of conflicting interests in a transaction is natural. There is nothing unethical about the existence of such forces.

However what is done about conflicting interests is either ethical, unethical or perhaps even illegal. A few of the potential ethical issues are explored in these notes. For example, a home inspector who has a relationship with a real estate agent (perhaps paying for referrals) is engaging in a conflict of interest - one cannot serve two masters at once if the two have conflicting interests.

Furthermore, such inspector-realtor relationships are not disclosed to the inspector's "client" - the home buyer. The buyer has a right to know about such a relationship, and might want the right to choose a different, unaffiliated inspector. Engaging in a conflict of interest is unethical.

To be clear, and to disagree with a few aggressive business people in the real estate and home inspection fields: there are no cases in which the rules of ethics do not apply. A businessman, a real estate agent, a home inspector, a buyer, or property seller, does not have the option of "turning off" the application of the rules of ethics. There are no cases of "it's just business." There are business practices. Some of them are ethical. Some are not.

The real estate agent will often want to follow the inspector, to rebut conditions the inspector points out or simply just to hear the inspector's findings. And certainly, the inspector and buyer should not be up to anything devious either.

But a buyer, who is paying for the professional inspection and thus is paying for information about a property, has the right to control the dissemination of that information. A listing or selling agent (other than a true, contracted buyer's agent) who obtains the inspector's findings will be expected to use whatever s/he learns in negotiation to obtain the best price for the seller.

A property buyer who has hired a building or home inspector has the right to be able to accompany the inspector, to receive and control the use of information produced by the inspection, and to inspect the property without the company of a property seller or agent who have conflicting interests.

The purpose of a home inspection is to accurately and without bias, discover and report on the condition of a property. The purpose of the inspection does not include participation in negotiation about the property price. An inspector who offered to assist in negotiating the price of a property would be one whose findings and judgments would no longer be credible or unbiased.

A home inspection is not a "deal killer." A careful inspection of virtually any property will reveal repairs, maintenance, or improvements needed. But it would be unusual for the repairs needed at a property to be so extensive that one should question proceeding with the purchase. So inspection findings should not jeopardize the purchase of a home.

Rather, it is important for the buyer to have some sense of the priorities of repair and the probable ballpark costs involved in those repairs necessary to keep the property safe, to keep the mechanical systems working, and to stop any significant ongoing damage.

Who Should Get a Copy of the Home Inspection Report?

All parties to the real estate transaction deserve to be treated with the utmost respect, courtesy, honesty, and fairness. While this is likely to be the intention of all of the parties, on occasion I see the anxiety and pressure of this low-frequency high-fee transaction resulting in questionable behavior which may even go so far as to be harmful. Usually but not always, the harm is to the property buyer. "Harm" in this case includes:

The people who have hired the home inspector get the report.

The inspector is prohibited by ethical practice and in some cases by legal case law, from giving the report to any third party without first obtaining explicit instruction to do so from his/her inspection client. The client has the right to receive first, read, investigate further if needed, and then control the subsequent release of information that client has paid-for.

However certain inspection findings should be disclosed to all parties promptly. If the inspector detects conditions which appear to be an immediate, serious threat to the building occupants or to the property (such as an open septic system tank or a gas leak) the inspector should advise the appropriate parties immediately.

While actual cases of fraudulent representation of home inspection results by a buyer to a seller are quite rare, to protect a property owner/seller from such instances, an inspector should be willing to answer specific questions from the property owner or realtor about what the inspector has reported on a property. This does not mean answering "what did you find" questions from a third party. It means answering a question like "Did you say that the roof needs to be replaced immediately?"

Tricky things for a home buyer to look out for in home inspection reports

My policy is that no inspection report and no lab report will be released to any third party unless my client specifically asks me to do so. The release request must be initiated by the client, excepting the safety or clarity concerns cited above. The written report and the oral report say the same thing and present the same level of repair priorities and ballpark costs.

Respect the property sellers at your home inspection

How to be prepared for your home inspection

If you're buying a home and have scheduled your home inspection, here are a few tips for the inspection itself"

How to Make Best Use of Your Home Inspection Report

When to discuss report findings with others

Except for unsafe conditions which might be pointed out by the inspector, do not attempt to negotiate or even discuss specific building defects with the seller or realtor during a home inspection.

You, the buyer, need to collect all of the information about the property that you can, read through the inspection report, and understand your priorities of repair or significant cost items.

Jumping the gun by discussing any specific finding during or immediately at the end of the inspection risks confusing everyone as you may later realize that something else is more important.

How to read your home inspection report

Read the report through carefully, noting

Most line items on the Home Reference Book report pages have at the left a number that directs you into a more detailed explanation of that topic, additional reading if you like, or you can call me with questions if you prefer.

The information in the "Home Reference Book" included with the home inspection report is based on research of authoritative building information sources, but it cannot be exhaustive as if we even attempted that level of detail, the book would be too big to carry much less read.

But beware, construction has many people who have strong opinions but who may not have ever read even the instructions on the box of the product they're installing. Home inspection ethics require that the inspector have no financial connection with any repairs or improvements to the property - a step which helps protect you from conflicts of interest.

How to Set Building Repair Priorities: How to manage the large number of home inspection "findings" without being overwhelmed

Sort all of the inspection report findings into these categories:

Essential expenses: Items for which the building is in control of your repair or improvement money

Dan's "3 D's" - these are items for which the building is in control of your money in that you need to address these items promptly.

Deferrable expenses: Items for which you are in control of your repair or improvement money

Everything else. These are items for which you are in control of your money. For example, "adding insulation" may be highly desirable and may reduce your heating bills, but adding insulation, adding central air conditioning, putting a roof over a deck, are perhaps desirable improvements but when you do them is your choice.

The building won't be deteriorating - you won't be losing what you've just purchased - if you defer such expenses.

Home Inspection Exclusions

Reader Question: 11/11/2014 Anonymous said: What are areas of limitation for a home inspection?

What are areas of limitation for a home inspection?


Good question, Anon.

Home inspection limitations are generally spelled out in the standards of practice to which the individual home inspector subscribes. Those may be standards published by a professional association such as ASHI (The American Society of Home Inspectors) or by the licensing agency - typically a state or province in which the inspector practices. (A few states have no licensing nor standard for home inspectors).

The standards of practice are a *minimum* standard to which the inspector must perform and are generally in my OPINION very thin - not very demanding. The inspector is permitted to exceed these, and most do, depending on their individual level of expertise. There are some inspectors, especially high-volume fellows, who use the "standards" and their exclusions to perform the absolute minimum required.

There are also "de-facto" standards of care that can sneak past these minimum levels of performance.

For example some standards exclude the reporting of aluminum electrical wiring, but if an inspector has been exposed to information about that hazard, or if s/he *should have known* about the hazard (e.g. through seminars, publications, and general technical education that include that topic in both basic and advanced training) then an inspector might be held liable for failure to report such hazards, might defend by showing his/her published standard, and might or might not be succesful in that defense, depending on the judge and attorneys and their astuteness.


for examples of standards that include discussion of home inspection exclusions.

You'll see that generally the inspector is not expected to report things that are not visually apparent and is not expected to go into nor operate any place or system that s/he in her/his judgement has reason not-to (such as unsafe) but such extra exclusions must be reported to the client.

Home Inspection Articles for Consumers & Home Inspectors


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