Limitations of a Home Inspection

Naturally, a general home inspection is limited. Your home inspection includes examining hundreds of components of your house, however some components are not tested. The inspection is limited by the time allowed in the typical real estate transaction inspection. It is limited by the fact that the inspector can't dismantle the house to see behind walls and floors. And it is limited by the specialized testing that some house components require not present in a general home inspection.

Having a home inspected is like giving it a physical check-up. If problems or symptoms are found, the inspector may recommend further evaluation by a specialist.

Throughout any inspection, inferences are drawn which cannot be confirmed by direct observation. Clues and symptoms often do not reveal the extent or severity of problems. Not all improvements, repairs, maintenance, etc. will be identified during a inspection. The inspection and the subsequent Inspection report may help reduce the risk of purchasing the property, however it does not eliminate such risk. Unexpected repairs should still be anticipated.

Some of the limitations of a Home Inspection include:

Only visible and observable components are inspected. Not all conditions may be apparent on the inspection date due to weather conditions, inoperable systems, inaccessibility of areas of the Property, etc. You should know that without dismantling the house there are limitations to the inspection.
Structure: Determination of the condition of hidden structural elements, foundation footings, etc. can only be surmised based on surface evidence. Not all foundation and floor structure is fully visible at the time of inspection since some areas may be covered by insulation, drywall or soil. There may be hidden cracks or settling. Furnishings and storage are not moved by inspector and might hide structural elements, moisture entry evidence, foundation cracks etc. It should be understood that it is impossible to predict extent of moisture penetration in the future.
Windows: It is usually not possible to determine if windows have been properly flashed since these details are covered by exterior siding and interior finishes.
Electrical components concealed behind finished surfaces are not inspected. Defects in electrical components may be hidden by furniture, storage, appliances and/or wall hangings which are not moved to permit inspection.
Plumbing system portions concealed by finishes and/or storage (below sinks, etc.), below the structure, or beneath the ground surface are not inspected. Most plumbing pipes are not visible. Floor drains in basement or slabs are typically not possible to fully evaluate. Flaws could be present that were not able to be observed. Dripping faucets are not assessed by this inspection. Plumbing fixture quality varies widely. Lower quality components will have more repair need.
Roof inspection may be limited by access, condition, weather, height, or other safety concerns. Estimates of remaining roof life are approximations only and do not preclude the possibility of leakage. Leakage can develop at any time and may depend on rain intensity, wind direction, ice build up, and other factors. Evidence of prior leaks may be disguised by interior repainting, etc. Underside of the roof sheathing is not inspected fully for evidence of leaks since all underside surfaces of attic are not typically accessed due to insulation placement, and truss/rafter clearances.
Attic insulation/ventilation type and levels in concealed areas are not inspected. Insulation and vapor barriers are not disturbed and no destructive tests (such as cutting openings in walls to look for insulation) are performed. Determining presence or absence of vapor barriers is beyond scope of this inspection. Inspector does not necessarily crawl through attic.
Underground roof drainage downspout systems are typically not visible.
Siding: Evaluation of proper flashing or house wrap installation under siding is not accessible for examination.
Water mains cannot be evaluated. Failure of main or street shut-off is not predictable and is typically costly to repair. Failure is more likely with older steel or lead piping.
Interior: Only a representative sampling of interior components are tested rather than every occurrence of components including electrical outlets, light fixtures, and windows. Evaluation of cosmetic condition, flaws, blemishes, wear and tear, or routine maintenance is not included in this inspection.

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Some components are beyond the scope of a general home inspection and are not included in the inspection.These components often require separate technical testing which are advised if these are concerns to the buyer:

Engineering or architectural services such as calculation of structural capacities, adequacy, or integrity, wood species, etc. are not part of a home inspection. Geological or hydrological conditions.
Electrical Codes: Compliance with any electrical codes is not evaluated or warranted, although the National Electric Code will typically be used as a reference point for noted deficiencies. Code requirements frequently change. Remodeling or repairs might trigger more extensive upgrade requirements by local code enforcement.
Potentially hazardous materials identification such as Asbestos and Urea Formaldehyde Insulation (UFFI)’ or lead paint can’t be positively identified without laboratory analysis.
Indoor air quality, presence of mold, mildew, radon, ambient environment or any other concern of general environment livability or specific toxicity. Mold can occur in any location where water and materials provide conditions and requires technical testing.
Termite or wood destroying insect infestation evaluation, or other pest infestation.
Condensation in buildings has many causes and is not predictable by this inspection.
Heating/Cooling systems: Adequacy, sizing, balance, and distribution evenness of supply is not inspected. System size calculation is complex. Balance can usually be determined only through occupancy experience. It is not possible to predict the life span of furnaces, other fuel burning equipment, and cooling systems. These need regular maintenance to obtain the maximum life span of unit.
Flue vents and Chimney interiors are not fully inspected. Most areas are not visible. A further inspection by professional chimney repair technician is advisable.

These components are not inspected in the course of a general home inspection:

Water conditioning systems, water purifiers, solar water heaters, fire and lawn sprinkler systems.
Alarm systems and components, remote control devices, low voltage wiring, systems, and components, ancillary wiring, systems, and other components which are not part of the primary electrical power distribution system. Neither does it include technical evaluations such as voltage drop, etc.
Furnace humidifier and electronic air filters. Humidifiers typically require maintenance.
Heat exchanger examination or warrant of safe conditions regarding carbon monoxide. Carbon monoxide poisoning can occur in any home with fuel burning equipment. A properly installed and maintained carbon monoxide detector is essential in every home.
Evaporator A-Coil and window mounted air conditioning units.
Private waste disposal systems and private wells.
Free-standing appliances, clothes washers and dryers, portable dishwashers, microwave ovens, trash compactors and their connections.
Antennae, satellite dishes, screening, shutters, awnings, or similar seasonal accessories, fences, recreational facilities, outbuildings, landscaping installations, trees, etc.

The following have only a limited inspection performed:

Appliance inspection is visual only and tested only for response to controls. Effectiveness, efficiency, quality and overall performance of appliances are outside the scope of this inspection. Cooking performance, cooling or temperature calibration, thermostats, timers and other specialized features and controls are not tested. This inspection did not include operation on all cycles and settings. Keep in mind that all appliances are subject to mechanical failure. Prediction of life span or repair need is generally not possible.
Hose bibs typically cannot be fully inspected, and are not turned on in all inspections. Hose bibs are always susceptible to freezing, even if designated frost-proof. Each spring, carefully test bibs for damage by running water while someone watches inside for leakage. Monitor for interior leakage while watering lawn, etc.