What's Included in a Home Inspection (and What's NOT!)

Standard Home Inspection Scope (Non-Invasive, Visual) Performed by a licensed home inspector:

• Structural components (foundation, framing)

• Roofing and attic (visual access only)

• Electrical systems (panels, outlets, safety testing)

• Plumbing (visible fixtures and piping, leaks, water pressure)

• Heating and cooling systems (general functionality)

• Insulation and ventilation

• Interior finishes (walls, ceilings, floors, doors, windows)

• Exterior surfaces, grading, decks, drainage

This inspection is typically the only one referenced in a standard AREA purchase contract unless otherwise stated.

Optional / Specialized Inspections Additional inspections may be desired by the buyer. These are not included in the standard home inspection and should be disclosed early. To proceed, agents must:

• Obtain written permission from the seller for each trade or inspector accessing the home

• Include specific conditions in the purchase contract if relying on results to continue or collapse the transaction

Common Additional Inspections:

• Sewer-line camera (sewer scope)

• Structural/foundation review by engineer

• Full electrical panel inspection by certified electrician

• WETT inspection (wood-burning appliances)

• Chimney or fireplace inspection

• Radon testing

• Mold or air quality testing

• Asbestos testing (common in pre-1990s homes)

• Roof inspection by roofing contractor

• HVAC diagnostics by licensed specialist

• Pool and spa inspection

• Well and septic system evaluation (rural properties)

Best Practices for Agents

• Discuss inspection options with the buyer before offer writing

• Add separate buyer conditions for any inspection beyond standard scope

• Do not assume additional tradespeople are permitted during the home inspection unless explicitly authorized

• Educate clients on the limitations of home inspectors and the importance of proper specialists for in-depth assessments

• If a concern arises from a specialized inspection, encourage a second opinion before collapsing the deal

Sample Condition Language “Subject to the buyer’s satisfaction with the results of a sewer-line inspection conducted by a qualified sewer technician, on or before [date].”

Key Takeaway Managing inspections is not just about booking them — it’s about managing expectations, contract clarity, access authorization, and risk. Ensure all parties understand the inspection scope and that additional inspections are properly disclosed and agreed to.