So, what are home inspectors not allowed to do? Here is a non-exhaustive list of things you don't have to worry about certified home inspectors doing. Keep in mind that you should always check with your state's regulations and requirements for more information
1. A home inspector does not determine the value of a home.
When a professional home inspector comes into a property, their job is to evaluate the home's physical condition. They will not assess its market value. After all, a home's market value is based on many factors outside of the home's condition (such as the home's location and how its finishes and features compare to other nearby homes that were recently sold).
If you want a qualified assessment of your home's value, consult with a real estate agent or property appraiser.
2. Home inspectors do not enforce or quote on local building codes.
Local building codes change all the time and are enforced by building code inspectors. A home inspector may be knowledgeable about current building codes but should not enforce building codes or make comments on whether parts of a home were built to code.
3. A home inspector won't determine property size or boundaries.
A home inspector isn't the professional to go to with questions about determining and identifying boundaries, easements or property lines. In fact, a property inspector is not required to speculate on boundaries, and doing so falls outside their professional standards of practice (Section 2.2).
Your jurisdiction should have accurate information on file regarding property boundaries, available upon request. If there isn't a recent survey available, or if you live outside city boundaries or in an unincorporated area, you'll want to hire a land surveyor. An up-to-date survey can reveal discrepancies in the size of the property as listed on the deed, something that's good to know whether you're a seller or buyer.
In my experience, a survey found that a rural property I was selling was actually a quarter acre smaller than it was listed as being. A section of fencing would have to be moved, resulting in a discount from the sales price. The bottom line: a survey adds an extra expense, but is often worth the cost.
4. Home inspectors aren't required to determine the presence of hazards.
This may come as a surprise, but home inspectors aren't required to determine the following:
- The presence of airborne hazards, including radon.
- The existence of environmental hazards, including lead paint, asbestos or toxic drywall.
- Any hazardous waste conditions.
However, a home inspector who identifies an immediate hazard (such as a potential carbon monoxide poisoning risk or appliance issue) may feel it is their duty to warn all parties involved in a sale. In fact, a home inspector may be required to do so, depending on where you live.
According to the International Association of Certified Home Inspectors, "...your state may dictate that you warn all visitors of known hazards and dangers discovered on a property, irrespective of the client's right to privacy and confidentiality."
As a homeowner, you should remember that some hazardous materials require a certified professional to inspect the area and conduct tests to confirm their presence. This includes radon, asbestos and lead. A home inspector is not the person you should call if you suspect you have hazardous materials in your home.
The home inspector's role is limited to performing a visual inspection of the home and providing a list of items that need repair or other action. As clearly stated in the American Society of Home Inspectors (“ASHI”) code of ethics:
"Inspectors shall not repair, replace, or upgrade, for compensation, systems or components covered by ASHI Standards of Practice, for one year after the inspection."
It's easy to understand why — the inspection report is supposed to be unbiased, and an inspector receiving compensation for repair work represents a conflict of interest.
6. Home inspectors do not pass or fail a home.
A home inspection is not a pass-or-fail operation. It's an unbiased, objective assessment of a home's current condition, with a strong focus on structural integrity. The inspection report gives prospective buyers the information they need to decide if they want to move forward, pull out, or negotiate a reduction in selling price based on the report.
7. Home inspectors aren't allowed to refer contractors for compensation.
Even though many home inspectors have a lot of experience with construction, and some may even work as contractors, they are not allowed to give service recommendations for compensation. It's against their code of conduct.
And even if they don't receive compensation, don't be surprised if they refuse to offer recommendations just in case it may appear as if they are being paid for the referral. Recommending contractors who they are friendly with could be considered a conflict of interest — especially if there's a chance they could personally profit from the referral.
8. Home inspectors are not required to inspect every single thing in your home.
Contrary to what you might assume, a home inspection does not require the inspector to examine every single feature inside and outside of your home. According to the ASHI, here are a few of the areas they are not required to inspect:
- Paint and wallpaper
- Floor coverings
- Window treatments
- Coatings on and the hermetic seals between panes of window glass
- Central vacuum systems
- Recreational facilities
- Appliance thermostats
- Screening, shutters, awning and similar seasonal accessories
- Fences and boundary walls, and similar structures
- Geological and soil conditions
- Outbuildings and detached structures (other than garages and carports)
- Underground storage tanks
- Installed decorative items
- Outdoor cooking appliances
For a more comprehensive and accurate list, check the ASHI's Standards of Practice and your state's regulations.
Hire a home inspector near you.
Home inspections can be nerve-wracking, but they can also help you understand issues that need to be addressed. They're also often a required part of the sale process.
Download Thumbtack today, and hire a top-rated home inspector near you.
FAQs
Are home inspectors allowed to move things?
Home inspectors are not required to move items in your home. According to this thread, they may refrain from doing so because of the risk of damaging the home or the item being moved.
So, they may not move around big items like furniture, heavy objects, vehicles or even things like snow and ice. The reason is simple: Moving large items can cause damage to floors or injury to the inspector.
However, if it's necessary to move smaller items to access certain areas, the inspector may do so if it's okay with the homeowner.
Can a home inspector be held liable?
Home inspectors may be held liable and sued for certain things, like missing defects, that a reasonable inspector would have caught. "You might have a claim for negligence or professional malpractice if the inspector deviated from the professional standard of care in the course of the inspection," according to Nolo.
If you suspect your inspector should be held liable, consult a legal professional to discuss your options and decide if you should file a claim.
Do home inspectors go on the roof?
Some home inspectors may go on a roof if it's safe to do so. Safety hazards like a very steep roof, ice or sleet might put an inspector in danger, in which case they are more likely to inspect the roof from the ground or by using drones.
Do home inspectors look in closets?
As long as a closet isn't locked, a home inspector will open the door to visually inspect the inside. Sometimes attic access or electrical boxes are located in closets, and other times an inspector may want to check a closet to determine if there is any roof damage.
Either way, closets should be as empty, accessible and easy to examine as possible.
Do inspectors look under rugs?
Home inspectors are almost certain to look under small rugs and bathmats to check for damage to floors themselves. But while pulling up an area rug in a living room is sensible, inspectors aren't required to inspect the actual floor coverings.
Can a home inspector remove screws?
A home inspector may carry only a flashlight and a respirator, or they might show up with an entire toolbox of equipment. Generally, an inspector will only remove screws to access some areas, like your furnace.
