What Is a Home Inspector Looking At?

If you are new to the homebuying process, this is a common and understandable question. We get asked this question from every other customer who calls us, and from a consumer’s point of view, it’s a very important one: what exactly is this person I hired over the internet or from my realtor’s referral actually doing? You’re getting ready to hand this person a chunk of money and you want to know if this home inspection is going to be worth anything at all. Let me try to clarify.

San Antonio Home Inspectors as well as home inspectors all over the country are trained to inspect the primary structural components of a home such as the foundation, walls, and roof as well as the auxiliary systems vital to its ability to house people, such as the plumbing, electrical wiring, and air-conditioning system. The home inspectors job is to perform a visual and operational inspection of the property and produce a written report documenting the condition of the home at the time of the inspection, so that you can have more information about the home compared to if you had not hired a home inspector. This will help you negotiate better for repairs or money, and in some cases you may decide to walk away from the home entirely.

Structural Systems

The structural components of a house are going to be inspected on a mostly visual basis, such as identifying deterioration, damage, unusual conditions or other problems. The structural systems include the Foundations, Crawlspaces, Grading, Gutters and Drainage, Roofs and Roof Coverings, Roof Structures and Attics, ,Ventilation, Insulation, Interior and Exterior Walls, Doors, Windows, Stairs, Guardrails, Fireplaces and Chimneys, Porches, Balconies, Decks, and Carports.

The inspector is required to give you their subjective opinion on the performance of the foundation, so that you should know whether or not you REALLY NEED to consult an engineer or not. The inspector will walk on the roof if possible to observe its conditions, but in some cases may used a drone, camera, binocular or observe it from the ground level. The inspector should enter the attic if possible to look for water penetration, adequate insulation, and other potential problems like inadequate ventilation. The home inspector will operate accessible windows and doors, and generally walk around checking for water penetration.

Electrical Systems and Components

The home inspector will observe the service entrance and electrical meter for defects. The home inspector will visually inspect for adequate grounding and bonding throughout the stucture. The home inspector will inspect the electrical panels / electrical cabinets, to include removing the protective safety cover known as a deadfront in order to visually inspect the interior of the cabinet for deficiencies. The inspector will operate lights and switches found around the property, insert an electrical receptacle tester in accessible receptacles, and report any deficiencies found with the electrical supply wiring. The inspector will also inspect for and test any GFCI or AFCI devices found on the property, as well as inspect smoke and carbon monoxide alarms.

Proper installation and operation of electrical system components is an important part of home and fire saftey.

Plumbing Systems and Components

When performing a home inspection in San Antonio, the inspector will visually inspect the water meter and water supply piping, test water fixtures such as faucets and toilets, and run lots of water through the drains. The inspector is looking for proper performance and checking these components for leaks or signs of prior leakage. The inspector will visually inspect the water heater for problems. If the home has a hydro-massage therapy equipment, or a jacuzzi tub, the inspector will fill it with water and inspect that. If the house has a natural gas system, the inspector will inspect the gas meter, gas supply piping and report any gas leaks observed.

If you are purchasing an older home built before the 1980’s or a home that has cast-iron drains, you should consider contacting a professional or asking your inspector about performing a sewer camera inspection to get a better idea about the condition of the drains.

Air-Conditioning Systems, such as Heating, Cooling and Ductwork

The home inspector will check the Heating, ventilation, and air conditioning (HVAC) systemsfor proper performance, installation and leaks. The inspector will inspect the air-handling equipment and inspect for proper maintenance like clean filters or dirty blowers / fans. The inspector is checking for water leaks or prior water penetration around the cooling system. Accessible ductwork will be inspected for proper installation, deterioration or damage, and leaks.

There may be some limitations to operating certain systems during very hot or very cold times of the year.

Appliances

It is required of home inspectors in San Antonio to inspect certain appliances such as the Dishwasher, Garbage Disposal, Range, Cooktop or Oven, Range Hood Exhaust System, Garage Door Opener, Bathroom Exhaust Fans and Heaters, and the Dryer Vent. Any deficiencies or problems observed with these componets visually or during operation will be reported on.

What Isn’t Included in a Standard Home Inspection?

Some important items that aren’t on that list include the sprinkler or irrigation systems, any pools or spas and their equipment, private septic systems and water wells, as well as detached decks and carports. These items, along with detached buildings such as guest houses/casitas and detached garages, are outside the scope of a standard inspection, and may be inspected at your request on an a la carte basis. Fences are also outside the scope of most inspections, although we like to comment on them if we see significant deterioration of the fence, such as posts leaning out of place or gates that don’t open or close.

Important to note that cosmetic defects are also outside the scope of a standard inspection, and for good reason. With exception to brand-new homes, we feel that it is not our place to tell you what is and what isn’t acceptable on a cosmetic level, in addition to these defects generally being directly visible to the consumer.

Have a question about whether or not an item is included in the inspection? Ask us! Ensure Home Inspections is your San Antonio Home Inspector and ready to answer your questions!