Home Inspection Glossary
At Inspections Over Coffee, we believe informed buyers make better decisions. Below is a comprehensive glossary of home inspection terms to help you navigate your journey with confidence.
Home Inspection Glossary (In-Depth)
Home InspectionA home inspection is a detailed, visual evaluation of a house’s accessible systems, structure, and components. The inspector documents current conditions, signs of wear, potential safety issues, and needed repairs. The inspection is not invasive—no walls are opened or materials dismantled—so results are limited to what can be observed. This overview is typically included on page one of the inspection report, along with disclaimers and the inspection scope.
Inspector
The inspector is a licensed or certified professional trained to assess residential properties using a recognized standard of practice. Their role is to be objective, not to estimate costs or guarantee future performance. Inspectors use tools like moisture meters, thermal imaging, or outlet testers, but they don’t perform repairs or issue warranties. Their name, license number, and qualifications are typically listed near the beginning of the report, often under a section labeled “Inspector Info” or “Credentials.”
Inspection Report
This is the final deliverable from a home inspection—often digital, sometimes printed—that documents everything the inspector found. It includes photos, descriptions, condition ratings, and sometimes colored tags (e.g., red for defects, yellow for marginal). The report is structured by system (roof, electrical, plumbing, etc.), and will note limitations, like inaccessible crawl spaces. A summary section at the end often highlights major concerns or safety issues, which is especially useful for negotiation.
Standards of Practice
These are the industry guidelines outlining what an inspector must inspect and report on—and what they are not required to do. For example, the ASHI or InterNACHI SOP defines that inspectors must test GFCI outlets but are not required to light pilot lights or inspect pools. These standards are not usually included in the report itself but may be linked in the inspector’s agreement or referenced in disclaimers throughout the document.
Accessible
"Accessible" refers to areas or components that the inspector can safely reach without moving personal items, dismantling structures, or using special tools. For example, an electrical panel in a locked garage or a crawl space filled with debris may be listed as "not accessible." These limitations are clearly noted in the report, often in italics or a dedicated section like “Limitations and Exclusions.”
Visual Inspection
This is the core principle behind every home inspection—it means the inspector observes conditions with the naked eye and standard tools, without cutting walls or lifting floors. If damage or issues are suspected behind walls or under insulation, they will be noted as “suspected” or “not visible.” The phrase “visual inspection only” may appear repeatedly in the report to clarify that no destructive testing was performed.
Functional Flow
This refers to how well water flows through plumbing fixtures under normal conditions—how fast it comes out of faucets and showerheads. During an inspection, multiple fixtures are run simultaneously (like a sink and tub) to observe pressure drop. If flow is weak, the inspector may suspect corrosion in old pipes or pressure regulator issues. Functional flow results are usually documented under the “Plumbing” or “Interior Fixtures” section with notes like “adequate” or “restricted.”
Functional Drainage
This describes the ability of water to drain properly from sinks, tubs, and showers. Inspectors test this by running water and watching how quickly it exits. Standing water or slow drainage can indicate partial blockages or venting issues. It’s important to know inspectors don’t use drain cameras; their assessment is limited to basic flow. These findings are typically logged under “Plumbing Fixtures” or “Interior Plumbing” sections.
Water Pressure
Water pressure is how forcefully water moves through plumbing. High or low pressure can signal problems—from clogged pipes to failed regulators. Inspectors evaluate pressure by feel (e.g., when running multiple fixtures) or with a gauge attached to a hose bibb. A reading below 40 PSI is often considered low. This info is usually found in the “Exterior Plumbing” or “Utility Systems” section with notations like “water pressure appears adequate.”
Smoke Detector
A smoke detector is a safety device designed to alert occupants to the presence of smoke and fire. During inspections, smoke detectors are observed visually to confirm they exist and are located properly—typically near bedrooms and on each floor. Most inspectors do not test them unless specifically contracted to do so, due to liability risks. The report will note whether detectors are present, missing, or outdated (e.g., yellowed plastic or over 10 years old), usually under “Interior Components” or “Safety Devices.”
GFCI
GFCI stands for Ground Fault Circuit Interrupter. These outlets are designed to shut off power instantly when a fault or imbalance is detected, typically to prevent electrocution near water sources. During the inspection, the inspector will use a handheld tester to trip the GFCI outlets in bathrooms, kitchens, garages, and exterior walls. If they don’t trip or reset, they’ll be flagged as a safety defect. You’ll find GFCI results in the “Electrical System” section, often with photos and comments like “failed to respond to testing.”
AFCI
Arc Fault Circuit Interrupters are circuit breakers or outlets designed to detect dangerous electrical arcing that could start a fire. Unlike GFCIs, they’re usually found in the breaker panel and protect bedrooms or living spaces. Inspectors may test them using the built-in “test” button or a compatible tester if available. If breakers don’t trip properly or are missing in required areas, it’s noted in the “Electrical Panel” or “Branch Circuit” sections with language like “AFCI protection not present in applicable circuits.”
Electrical Panel
Also known as the breaker box or distribution panel, this houses the main service disconnect and all branch circuit breakers. During the inspection, the inspector removes the cover (if safely accessible) to check for proper labeling, signs of overheating, aluminum wiring, double-tapping, or corrosion. Location, amperage rating, and manufacturer are also documented. The electrical panel will have a full subsection under “Electrical” with comments like “Panel is a Federal Pacific—recommend further evaluation due to known safety concerns.”
Double Tapping
This term refers to when two electrical wires are connected to a single breaker designed for one—commonly found in older panels. It’s a wiring defect that can lead to overheating or loose connections. Inspectors check for this by removing the panel cover and visually examining breaker connections. If present, it's typically marked under “Electrical Panel Deficiencies” with a recommendation to have a licensed electrician correct the issue.
Roof Covering
This is the outermost material protecting the home from the elements—commonly asphalt shingles, tiles, or metal. Inspectors assess general condition, visible wear, missing or damaged shingles, flashing, and drainage patterns. If the roof is too steep or wet, they may inspect it from the ground or drone. Photos and observations go in the “Roof System” section, often with comments like “Roof covering nearing end of useful life” or “No significant defects observed.”
Flashing
Flashing is thin material—usually metal—installed at roof penetrations and joints to prevent water intrusion. It's commonly used around chimneys, vents, and where roofs meet vertical walls. Inspectors look for rust, lifting, or gaps in flashing. While they can’t lift shingles to verify underneath, missing or damaged flashing is flagged under “Roof Components” or “Potential Leak Points” in the report.
Sheathing
This is the structural layer beneath roofing materials, typically plywood or OSB. Inspectors check for signs of rot, warping, or sagging visible from the attic or underside of roof eaves. Since it’s not visible from the exterior, insights are usually limited unless signs of soft spots or moisture staining appear. Sheathing issues are noted under “Roof Framing” or “Attic Observations” if accessible.
Attic
The attic provides a window into a home’s structural and insulation status. Inspectors evaluate the attic for ventilation, moisture intrusion, insulation depth, roof framing condition, and pests (like rodent droppings). Limited access, low clearance, or unsafe walkways may restrict the inspection. These findings are detailed in the “Attic” or “Insulation and Ventilation” section with notes like “Visible mold-like substance on underside of roof decking” or “Insulation depth below modern energy standards.”
Ventilation
Proper attic ventilation prevents moisture buildup and extends the life of roofing materials. Inspectors check for soffit, ridge, gable, or roof vents and signs of heat buildup or condensation. Poor ventilation may be indicated by rusted nails, mold, or delaminated plywood in the attic. This section appears under “Attic Conditions” or “Roof System” and may include recommendations to improve air flow.
Insulation
Insulation helps control indoor temperature and energy use. In attics, inspectors measure depth and check type (fiberglass, cellulose, spray foam) and condition. Missing or uneven coverage can reduce performance or cause moisture problems. The inspection report will note R-value estimates, gaps, and compression under “Insulation and Energy Efficiency.” Photos often illustrate problem areas.
Foundation
The foundation is the structural base of the home, typically made of concrete, block, or pier-and-beam construction. Inspectors visually examine it from accessible sides (basement, crawl space, or exterior) for cracks, settling, moisture intrusion, or displacement. Cosmetic hairline cracks are common, but larger, horizontal, or stair-step cracks may signal structural movement. Foundation findings appear in the “Structure” section of the report, often with commentary on visible cracks or moisture conditions.
Slab
A slab is a flat, concrete foundation without a basement or crawl space. It serves as both the structural base and the floor of the home. Inspectors assess the slab’s edges and exposed areas (often in garages or utility rooms) for cracking or signs of shifting. Because most of the slab is covered by flooring, evaluations are limited. Any cracks, settlement, or visible movement will be noted under “Foundation” or “Structural System,” along with limitations due to finished surfaces.
Grading
Grading refers to the slope of the soil around the home’s perimeter. Proper grading directs rainwater away from the foundation to prevent basement leaks, structural issues, and mold. During inspection, the inspector walks the property, visually assessing slope direction and water drainage patterns. Negative grading (sloping toward the home) is a common issue flagged in the “Site Conditions” or “Exterior” section, often with recommendations to regrade or extend downspouts.
Crawl Space
A crawl space is a shallow area under the home that allows access to plumbing, HVAC, and electrical systems. Inspectors enter if it’s accessible and safe, evaluating for moisture, insulation, pests, and structural elements like beams and piers. Standing water or mold in crawl spaces is a red flag. The crawl space findings are detailed in their own section or under “Foundation and Structure,” with common notations like “Limited clearance restricted full evaluation.”
Efflorescence
Efflorescence is a white, powdery deposit of minerals left behind when water evaporates through masonry. It's often seen on basement walls or foundations and is a strong visual cue of chronic moisture intrusion. Inspectors don’t test it chemically but identify it by sight. It will be flagged in the “Foundation” or “Basement” section, typically with a note that further waterproofing evaluation may be warranted.
HVAC
HVAC stands for Heating, Ventilation, and Air Conditioning. Inspectors check the system’s age, operation, general condition, and visible safety concerns. They turn the system on using normal controls and note unusual noises, air flow, or rust. Full performance testing (like duct leakage or combustion analysis) is beyond a standard inspection. HVAC appears as a dedicated section in the report, with system age and service stickers often photographed for reference.
Furnace
The furnace provides central heating using natural gas, electricity, or oil. Inspectors check the flame, listen for abnormal sounds, and verify that the unit activates via the thermostat. They also inspect the flue pipe for rust or improper slope. Safety shut-off switches and CO monitoring are checked if accessible. The “Heating System” section will contain these observations, with typical comments like “Operational at time of inspection” or “Recommend cleaning and servicing.”
Air Conditioner
Air conditioners are assessed based on external unit condition, startup function, age, and visible refrigerant lines. Inspectors confirm the system cools, note how quickly it responds, and look for signs of rust or biological growth on coils. They do not check refrigerant charge or internal pressures. AC issues will appear under “Cooling System” with notations like “Cooling within expected range” or “Unit past typical life expectancy.”
Ductwork
Ducts distribute conditioned air throughout the home. Inspectors look for loose connections, visible insulation gaps, and rust or biological buildup. Duct interiors are not scoped during standard inspections. However, torn or disconnected ductwork in attics or crawl spaces can significantly reduce HVAC efficiency and comfort. Observations appear in “HVAC” or “Distribution” sections, often with recommendations for sealing or cleaning.
Water Heater
The water heater provides hot water for plumbing fixtures. Inspectors check its capacity, age (via serial number), T&P (temperature and pressure) relief valve, exhaust vent, and for signs of rust or leaks. They also verify that the unit is heating properly during the inspection. If the unit is near the end of its life (usually 8–12 years), it’s flagged as a future expense. “Water Heater” has its own section in most reports, with notes like “No catch pan installed” or “Unit operational, but near end of service life.”
Smoke Detector
A smoke detector is a safety device designed to alert occupants to the presence of smoke, often caused by fire. Inspectors verify that detectors are installed in required areas—typically in each bedroom, hallway, and on every level of the home. They generally do not press test buttons due to liability and access issues. The presence, absence, or outdated condition of detectors (yellowing, missing covers, etc.) is noted in the “Interior” or “Safety Features” section, often with a recommendation to replace units over 10 years old.
Carbon Monoxide Detector
This device alerts to the presence of carbon monoxide, a deadly gas produced by fuel-burning appliances. Inspectors check for visual presence near sleeping areas and on each floor where applicable. Like smoke detectors, CO units are rarely tested during a standard inspection. Absence or improper placement will be noted under “Safety Devices” or “Interior Safety,” often flagged as a significant health recommendation.
T&P Relief Valve
The Temperature and Pressure Relief (T&P) valve is a critical safety component of a water heater. It prevents explosions by releasing pressure if the tank overheats. Inspectors check that it exists, is properly plumbed to within 6 inches of the floor, and isn’t capped. They do not test the valve, as doing so could cause leaks. Improper T&P installation is a common issue noted under “Water Heater” or “Plumbing Safety.”
Range Anti-Tip Bracket
This small device anchors a freestanding oven to the floor or wall to prevent it from tipping when weight is applied to the open door (especially by children). Inspectors look for the bracket behind or beneath the range. If absent, it’s flagged as a safety hazard under “Kitchen Appliances” or “Interior Safety,” and a recommendation will usually be included for installation.
Dishwasher
Dishwashers are tested during inspections by running a brief cycle. Inspectors check for leaks under the unit, listen for abnormal sounds, and verify the drain connection, typically at the air gap or garbage disposal. Interior condition (rust, broken racks) may also be noted. Results appear in the “Appliances” section with typical language like “Unit operational at time of inspection” or “Leak observed at door gasket.”
Oven / Range
Ovens and ranges are tested for basic operation, usually by turning on each burner and the oven itself. Inspectors do not calibrate temperatures or test self-cleaning cycles. Gas units are checked for proper flame color (blue = clean burn). Electric units are checked for even heating. This appliance is documented in the “Kitchen Appliances” section with notations like “All burners functional, oven heated properly.”
Microwave
Built-in microwaves are tested briefly to confirm they power on and heat. Inspectors may use a microwave-safe cup of water to confirm heating, but interior cleanliness or rust may also be mentioned. Portable units are not tested unless specifically installed. Results appear under “Appliances” with phrases like “Unit operated as intended” or “Excessive interior wear noted.”
Windows
Windows are inspected for condition, operation, broken seals (fogged glass), and signs of water intrusion. Inspectors test a representative number (not every single window) to ensure they open, close, and lock properly. Condensation between panes or stuck sashes are noted under “Interior” or “Windows,” often with photo documentation. Egress (emergency exit) compliance may also be flagged if bedroom windows are too small or blocked.
Doors
Interior and exterior doors are evaluated for function, alignment, latching, and weather-stripping. Inspectors check if doors stick, rub, or have damaged hardware. Exterior doors are assessed for gaps that could allow air or water intrusion. Findings appear under “Interior Components” or “Exterior Entryways,” and often include notes like “Front door does not latch securely” or “Garage-to-house door lacks self-closing hinge.”
Garage Door Safety Reversal
Modern garage doors are required to reverse when an object obstructs their path. Inspectors test this using a foam block or their leg to trigger the sensor during closing. They also verify the photoelectric eyes are present, properly aligned, and within six inches of the floor. Deficiencies are noted in the “Garage” section, commonly with phrases like “Auto-reverse failed—repair recommended.”
Siding
Siding is the outer cladding of a home, providing protection from weather and adding aesthetic value. Common types include vinyl, wood, fiber cement, and stucco. Inspectors evaluate siding for damage, loose panels, improper installation, and signs of moisture intrusion or rot. Any visible deterioration, such as buckling or peeling paint, will be flagged in the “Exterior Walls” or “Siding” section of the report, often with recommendations for caulking or replacement.
Trim
Trim refers to the exterior finish around windows, doors, and corners of the structure. It’s often wood or composite material and is vulnerable to rot and insect damage. Inspectors look for decay, peeling paint, separation from the wall, and caulk failure. Trim damage is typically noted in the “Exterior Finishes” or “Window/Door Trim” section with photos and maintenance suggestions.
Deck
Decks are assessed for stability, safety, and proper construction. Inspectors examine ledger board connections, guardrail height, post stability, and signs of wood rot or insect damage. Improper fasteners or lack of flashing can lead to serious structural failure. Deck findings appear under “Porches and Decks” or “Exterior Structures,” often with commentary on stair safety and ledger board fastening.
Handrails
Handrails are safety features on stairs, ramps, or decks. Inspectors check that they are securely attached, properly positioned (generally 34–38 inches above tread), and continuous. Missing or loose handrails are a common safety deficiency. These are noted in the “Stairs” or “Exterior Safety Features” section of the report, especially when required by modern building standards.
Driveway
Driveways are inspected for condition, slope, and tripping hazards. Cracking, heaving, or uneven surfaces are documented, especially where drainage issues or tree roots may contribute. Driveways may also be evaluated for proper slope away from the garage or house. Observations are listed under “Site Conditions” or “Driveway/Pavement,” often with notes like “Surface cracking noted—monitor for expansion.”
Walkways
Walkways around the home are evaluated for trip hazards, drainage direction, and surface deterioration. Inspectors flag sunken areas, heaved sections, or materials separating from edging. Safety and water diversion are the primary concerns. Notes appear under “Walkways and Steps” or “Exterior Grounds,” particularly if conditions create fall risks.
Drainage
Drainage refers to how water flows around and away from the property. Inspectors look for signs of standing water, clogged gutters, inadequate downspout extensions, and erosion near the foundation. Poor drainage is one of the leading causes of structural issues over time. Drainage issues are documented in the “Site Drainage” or “Grading and Drainage” section, often with actionable suggestions like “Extend downspouts at least 6 feet from foundation.”
Downspouts
Downspouts carry water from gutters to the ground. Inspectors check that they’re securely attached, not clogged, and properly discharging away from the home’s foundation. Missing splash blocks or short extensions are common issues. These are flagged in the “Roof Drainage” or “Exterior Water Management” section of the report with comments like “Downspouts terminate too close to foundation—extend to prevent erosion.”
Wood Destroying Organisms (WDO)
WDOs include termites, carpenter ants, powder post beetles, and wood-decaying fungi. Home inspectors are not pest control operators, but they do note visible evidence such as mud tubes, frass (insect droppings), or damaged wood. If observed, the report will recommend a separate pest inspection. Notes are placed under “Structure,” “Crawl Space,” or “WDO Observations,” often flagged for further evaluation.
Vegetation Contact
This refers to tree limbs, bushes, or vines in contact with the home’s exterior. Vegetation can damage siding, block ventilation, or invite pests. Inspectors look for overhanging limbs near the roof, vines climbing walls, and shrubs against foundation vents. These conditions are flagged in the “Site Conditions” or “Exterior Maintenance” section, with notes like “Tree branches contacting roof—recommend trimming to prevent damage.”
Basement
A basement is a below-grade portion of the home, which may be finished, partially finished, or unfinished. Inspectors assess basement walls and floors for signs of water intrusion, structural cracks, and ventilation. Dampness, stains, or musty odors are key indicators of moisture issues. Findings related to the basement appear under “Foundation,” “Basement,” or “Structural System” sections, with specific notations like “Efflorescence observed on north foundation wall.”
Floor Joist
Floor joists are horizontal framing members that support the floors above crawl spaces or basements. Inspectors evaluate joists for moisture damage, rot, sagging, and structural notching or drilling. They are often visible in unfinished basements or crawl spaces. Structural concerns are detailed in the “Structure” or “Framing” section of the report, especially if joists show signs of excessive deflection or improper modifications.
Subfloor
The subfloor lies beneath finished flooring (like carpet or tile) and is typically plywood or OSB. It’s inspected from the underside in basements or crawl spaces for signs of moisture, staining, rot, or structural failure. Soft spots felt underfoot upstairs may also prompt commentary. Subfloor issues are noted in the “Floor Structure” or “Interior Components” section, sometimes with recommendations for further evaluation by a contractor.
Interior Walls
Inspectors assess visible interior wall surfaces for damage, moisture staining, cracking, and movement. Hairline cracks are often cosmetic, while large, displaced cracks could suggest settling. Moisture meters may be used if staining is visible. This section appears in the report under “Interior Walls and Ceilings,” with common entries like “No significant defects noted” or “Moisture detected near baseboard—monitor.”
Ceilings
Ceilings are evaluated for cracks, stains, and sagging, especially below bathrooms or roofs. Water stains are flagged and may be probed with moisture meters. Popcorn texture, while not an issue structurally, may be noted due to potential asbestos concerns in older homes. Findings are in the “Interior” or “Ceilings” section with comments like “Water staining present—unable to confirm if active at time of inspection.”
Fireplace
Fireplaces are visually inspected for structure, operation, and creosote buildup. Wood-burning units are checked for damper operation and firebox condition; gas units are inspected for presence of shut-off valves and pilot light function. Draft performance is not tested during a standard inspection. Fireplace details are found in the “Fireplace and Chimney” section with notes like “Creosote buildup present—recommend chimney sweep prior to use.”
Chimney
Chimneys are evaluated from the exterior (and interior if accessible) for brickwork condition, flashing, crown integrity, and flue presence. Inspectors look for spalling brick, missing mortar, and evidence of moisture penetration. Chimney cap and spark arrestor presence is also noted. These observations are documented in the “Roof” or “Fireplace/Chimney” sections, often with zoomed-in photos of cracks or deterioration.
Garage
Attached and detached garages are inspected for structural integrity, safety separation from the house, proper operation of doors, and electrical outlets. Inspectors look for drywall breaches in fire-rated walls and check if ceiling access hatches are sealed. Notes appear under “Garage” with flags like “Missing fire separation between garage and living space” or “Garage outlet lacked GFCI protection.”
Garage Door Opener
Inspectors test the garage door opener using the wall switch and remote (if provided). They verify smooth operation, auto-reverse function, and safety beam alignment. If the opener fails to stop or reverse on contact, it's considered a serious safety issue. This component is documented under “Garage Door Systems” or “Interior Garage,” with typical comments like “Auto-reverse did not engage—adjustment needed.”
Firewall Separation
This refers to the required fire-resistant barrier between an attached garage and the living space. It typically consists of 5/8” Type X drywall on ceilings and walls shared with the home. Inspectors check for penetrations (e.g., holes, open junction boxes, unsealed attic hatches) that compromise fire separation. Deficiencies are highlighted in the “Garage” or “Fire Safety” sections, often with recommendations for sealing or proper finishing.
Range Hood Ventilation
Range hoods are installed above cooktops to exhaust smoke, grease, and heat. Inspectors verify whether the hood vents to the exterior (preferred) or recirculates through a filter. They check fan operation, light, and filter condition. Ducted hoods are also inspected for disconnected or damaged vent lines. This is documented in the “Kitchen” or “Appliances” section with notes like “Range hood vents to interior—clean or replace charcoal filter regularly.”
Bathroom Ventilation
Proper bathroom venting prevents mold and moisture damage. Inspectors test fans for operation and check whether they vent to the exterior, attic (discouraged), or nowhere at all. Duct routing is inspected if accessible. Findings appear under “Bathrooms” or “Ventilation,” often with comments like “Fan operational, but terminates in attic—recommend extension to exterior.”
Dryer Vent
The dryer vent exhausts hot, moist air from the dryer to the exterior. Inspectors check for proper connection, rigid metal piping (not foil), and external termination with a damper. Lint buildup or disconnected ducts are flagged as fire hazards. Observations go in “Laundry Area” or “Ventilation Systems” with comments like “Flexible duct used—recommend replacing with smooth-wall metal vent.”
Radon System
Radon mitigation systems are designed to reduce indoor radon levels, a known carcinogen. Inspectors check for active or passive systems and look for labels, fans, and discharge points. Testing is typically optional and may require a separate agreement. Radon-related findings appear under “Environmental Systems” or “Basement,” especially in radon-prone areas. Systems without a visible manometer (pressure gauge) are often flagged.
Mold / Fungal Growth
Mold-like substances may be identified in damp areas like attics, crawl spaces, or basements. Inspectors note visual signs and must use the phrase “mold-like” unless testing is performed. Moisture meters may be used to confirm active dampness. Mold comments appear in “Interior,” “Attic,” or “Crawl Space” sections and are commonly followed by “Recommend evaluation by environmental specialist.”
Thermal Imaging
Thermal imaging, or infrared scanning, reveals temperature differences behind surfaces. It can detect missing insulation, active leaks, and overheating electrical components. Not all inspectors offer this service—those who do will indicate areas scanned and what was observed. Thermal results appear in a dedicated “Thermal Imaging” section or embedded with standard components like “Moisture Detected—See Infrared Scan.”
Moisture Meter
Used to measure the percentage of moisture in building materials, typically drywall or wood. Inspectors use it when water stains or suspicious discoloration are observed. Readings over 15–18% usually indicate concern. Moisture meter readings will appear in “Interior,” “Attic,” or “Basement” sections, often accompanied by phrases like “Elevated moisture—possible ongoing leak.”
Window Seals
Double- or triple-pane windows rely on sealed gas between panes for insulation. If the seal fails, condensation or fogging appears between the panes. Inspectors visually identify fogged windows and check for operation and lock function. Seal failures are noted in the “Windows” section with comments like “Failed seal observed—window still functional but less efficient.”
Caulking and Sealants
Sealants are applied around windows, doors, siding joints, and plumbing penetrations to prevent water and air intrusion. Inspectors look for gaps, cracking, or failed adhesion, particularly in wet areas or where materials meet. Missing or deteriorated caulk is noted throughout the report, especially in “Exterior,” “Bathrooms,” and “Kitchens,” often with a recommendation for resealing.
Inspector Limitations
Every inspection has built-in limitations due to accessibility, safety, or scope. Inspectors do not move furniture, lift insulation, operate shutoff valves, or inspect concealed components. These limitations are listed in a dedicated “Limitations” section at the beginning or end of the report and repeated contextually throughout, often with wording like “Area not visible due to insulation coverage” or “Component not accessible at time of inspection.”
Frequently Asked Questions
- What if my home “fails” the inspection?
- Home inspections don’t pass or fail. They reveal current conditions so you can make informed decisions. Negotiation, not perfection, is the goal.
- Why can’t inspectors open up walls or ceilings?
- Inspections are non-invasive. Inspectors can’t damage the property—they’re guests in someone else’s home, just like you until closing day.
- Why can’t they move rugs, furniture, or unplug appliances?
- Inspectors aren’t movers or technicians. They document what’s visible and accessible without altering the homeowner’s property.
- Can an inspector predict future problems?
- No. Think of it like a physical exam—not a crystal ball. Inspectors identify current conditions, not future failure dates.