Home Inspection Checklist
Your home inspector’s goal is to make a complete and unbiased home inspection within the NC mandated standard of practice. Sellers can prevent many "false-failed" inspection items by utilizing the home inspection checklist below.
Your home inspector’s goal is to make a complete and unbiased home inspection within the NC mandated standard of practice. Sellers can prevent many "false-failed" inspection items by utilizing the home inspection checklist below.
| Printable: Seller's Preparation for Home Inspection |
Common Home Inspection Advice
Seller should put away valuable or sensitive items and make plans to be away, and children should be absent from the home during an inspection. The home inspection standard of practice is very clear regarding not working in rooms where children are present. The inspector has over 1,600 items to inspect and distraction will only prolong or postpone the inspection, this can result “false-failed items” in the home inspection report.
By law & ethics, the home inspector can only share findings with his client; home inspectors should not interact with the seller (non-client) or explain discoveries to the seller. Of course, if you feel your home has been physically damaged by the home inspector, we want to hear from you or your agent.
Sinks & Dishwasher
Clear all sinks and open access under each sink. Home Inspectors should not move personal items such as dishes, or stored items under sinks. If an area is inaccessible it will be noted as “not inspected”; many buyers see this as a “failed area.” Home Inspectors will run your dishwasher through a full cycle, full or empty, with soap or without. However we find it, we will run it.
HVAC and Water Heaters
Clear area around water heaters, HVAC compressors and air handlers where ever they are located (outside, inside, closets, attics, crawl space, etc.). If a component is inaccessible the home inspector will note it as “not inspected”; many buyers see this as a “failed component.”
Attic Access
The home inspector will need to enter the attic; often access is blocked by personal property such as laundry and soap when the attic access is in a laundry room, or clothing when located in closets, cars or stored items when access is located in garage. Please move or protect clothing, laundry, cars, etc. at attic access area. If an area is inaccessible, the home inspector will note it as “not inspected”; many buyers see this as a “failed area.”
Electric Panels
The home inspector will need to open all electric panels; often panels are blocked by personal property or plants, or located in unsafe areas. If the home inspector feels the access is insufficient or dangerous (wet) conditions, it will be noted as “not inspected”; many buyers see this as a “failed component.”
GFI Circuits & Outlets
The home inspector will test all GFI circuits and outlets, including causing the circuits to trip. The GFI outlets or breakers should be clearly visible and accessible, and any sensitive equipment should be unplugged. Sometimes GFI resets are located in odd locations (garage ceiling, under house, dining room), if the home inspector cannot find the reset other outlets may test as not functional. Feel free to leave a note identifying the locations of GFI re-sets if they are not apparent. Outlets in each room are also tested. Please have at 50% of outlets in each room accessible to the home inspector without requiring the home inspector to unplug something, move personal property, couch, bed, table, etc. If an inspection area is inaccessible, the home inspector will note it as “not inspected”; many buyers see this as a “failed area.”
Switches and Lights
Switches should be accessible and anything they operate should be functional. When switched outlets are present, have a lamp plugged in so it operates when the switch is activated. All bulbs should function in all permanently mounted light fixtures; if the bulb is out, replace it before the home inspection. If a switch has no apparent function or a bulb is not working, the home inspector must fail the circuit of fixture.
Notes and Disabled Items
Some families leave notes for the kids such as “do not touch thermostat!” A home inspector must assume this note refers to a dangerous or non-working appliance or condition. The state (NC) does not want home inspectors to employ common sense in these situations; home inspectors are instructed to obey the note and “fail the system.” If an item is disabled by a breaker, valve, gas shut-off, lock, etc., a home inspector cannot operate the item and must “fail” it. If an item is operational, enable it so that it can be inspected.
Normal Operating Controls
All items should operate from “normal operating controls.” Gas fireplaces are good examples; many homeowners do not keep the pilot lit, or turn off the little gas valve right beside the “on” knob. A home inspector should be able to push the “on” button or flip a switch and the fire springs to life. Home inspectors cannot turn on a cut-off valve or light the pilot on any gas appliance.
Another good example is ceiling fans; sometimes homeowners turn the light or fan off at the fixture. The fan should operate by the wall switch, the inspector does not try to “fix or diagnose” why something does not work. Make sure all ceiling fan components work by turning on the wall switch. Items either work by normal controls or they are reported as non-functional (i.e. failed), there is no grey area in home inspection reporting.
Personal Property and Dangerous Conditions
You likely know where this is going… Home Inspectors do not move personal property or expose themselves to dangerous conditions. If large sections of wall, garage, closets, cabinetry, etc. is blocked from view, it will be noted in the home inspection report as “not inspected.” Of course, the home inspector will note the home is occupied or vacant, and there is the expectation that occupied homes will have some obstructions. With that said, it’s in the best interest of all parties to have as few “not inspected” remarks as possible.
Some example of Dangerous Conditions for Home Inspectors: (1) Roof is covered with pine straw; (2) Crawl space w/ wires hanging down, debris, wet conditions, and boards on ground that may have nails, etc.; (3) Attic does not have safe and clear walking area; (4) Vegetation close to house can conceal snakes or boards with nails. Keep in mind that we are alone when inspecting your property and cannot can’t take chances with our personal safety.
Common Sense
Sellers often respond to these "failed" home inspection items by challenging the home inspector's common sense.
Example: "Why didn't the inspector just reset the breaker, we had it off to save energy, it's common sense!". Consider that a home inspector has +- 150 minutes to inspect 1,600 items (6 seconds / item), also turning on a breaker without knowing why its off risks burning down a home or personal injury. We have to anticipate all possibilities.
I hope this is helpful, and “Thank you” for opening your home, Jeff Terry
Seller should put away valuable or sensitive items and make plans to be away, and children should be absent from the home during an inspection. The home inspection standard of practice is very clear regarding not working in rooms where children are present. The inspector has over 1,600 items to inspect and distraction will only prolong or postpone the inspection, this can result “false-failed items” in the home inspection report.
By law & ethics, the home inspector can only share findings with his client; home inspectors should not interact with the seller (non-client) or explain discoveries to the seller. Of course, if you feel your home has been physically damaged by the home inspector, we want to hear from you or your agent.
Sinks & Dishwasher
Clear all sinks and open access under each sink. Home Inspectors should not move personal items such as dishes, or stored items under sinks. If an area is inaccessible it will be noted as “not inspected”; many buyers see this as a “failed area.” Home Inspectors will run your dishwasher through a full cycle, full or empty, with soap or without. However we find it, we will run it.
HVAC and Water Heaters
Clear area around water heaters, HVAC compressors and air handlers where ever they are located (outside, inside, closets, attics, crawl space, etc.). If a component is inaccessible the home inspector will note it as “not inspected”; many buyers see this as a “failed component.”
Attic Access
The home inspector will need to enter the attic; often access is blocked by personal property such as laundry and soap when the attic access is in a laundry room, or clothing when located in closets, cars or stored items when access is located in garage. Please move or protect clothing, laundry, cars, etc. at attic access area. If an area is inaccessible, the home inspector will note it as “not inspected”; many buyers see this as a “failed area.”
Electric Panels
The home inspector will need to open all electric panels; often panels are blocked by personal property or plants, or located in unsafe areas. If the home inspector feels the access is insufficient or dangerous (wet) conditions, it will be noted as “not inspected”; many buyers see this as a “failed component.”
GFI Circuits & Outlets
The home inspector will test all GFI circuits and outlets, including causing the circuits to trip. The GFI outlets or breakers should be clearly visible and accessible, and any sensitive equipment should be unplugged. Sometimes GFI resets are located in odd locations (garage ceiling, under house, dining room), if the home inspector cannot find the reset other outlets may test as not functional. Feel free to leave a note identifying the locations of GFI re-sets if they are not apparent. Outlets in each room are also tested. Please have at 50% of outlets in each room accessible to the home inspector without requiring the home inspector to unplug something, move personal property, couch, bed, table, etc. If an inspection area is inaccessible, the home inspector will note it as “not inspected”; many buyers see this as a “failed area.”
Switches and Lights
Switches should be accessible and anything they operate should be functional. When switched outlets are present, have a lamp plugged in so it operates when the switch is activated. All bulbs should function in all permanently mounted light fixtures; if the bulb is out, replace it before the home inspection. If a switch has no apparent function or a bulb is not working, the home inspector must fail the circuit of fixture.
Notes and Disabled Items
Some families leave notes for the kids such as “do not touch thermostat!” A home inspector must assume this note refers to a dangerous or non-working appliance or condition. The state (NC) does not want home inspectors to employ common sense in these situations; home inspectors are instructed to obey the note and “fail the system.” If an item is disabled by a breaker, valve, gas shut-off, lock, etc., a home inspector cannot operate the item and must “fail” it. If an item is operational, enable it so that it can be inspected.
Normal Operating Controls
All items should operate from “normal operating controls.” Gas fireplaces are good examples; many homeowners do not keep the pilot lit, or turn off the little gas valve right beside the “on” knob. A home inspector should be able to push the “on” button or flip a switch and the fire springs to life. Home inspectors cannot turn on a cut-off valve or light the pilot on any gas appliance.
Another good example is ceiling fans; sometimes homeowners turn the light or fan off at the fixture. The fan should operate by the wall switch, the inspector does not try to “fix or diagnose” why something does not work. Make sure all ceiling fan components work by turning on the wall switch. Items either work by normal controls or they are reported as non-functional (i.e. failed), there is no grey area in home inspection reporting.
Personal Property and Dangerous Conditions
You likely know where this is going… Home Inspectors do not move personal property or expose themselves to dangerous conditions. If large sections of wall, garage, closets, cabinetry, etc. is blocked from view, it will be noted in the home inspection report as “not inspected.” Of course, the home inspector will note the home is occupied or vacant, and there is the expectation that occupied homes will have some obstructions. With that said, it’s in the best interest of all parties to have as few “not inspected” remarks as possible.
Some example of Dangerous Conditions for Home Inspectors: (1) Roof is covered with pine straw; (2) Crawl space w/ wires hanging down, debris, wet conditions, and boards on ground that may have nails, etc.; (3) Attic does not have safe and clear walking area; (4) Vegetation close to house can conceal snakes or boards with nails. Keep in mind that we are alone when inspecting your property and cannot can’t take chances with our personal safety.
Common Sense
Sellers often respond to these "failed" home inspection items by challenging the home inspector's common sense.
Example: "Why didn't the inspector just reset the breaker, we had it off to save energy, it's common sense!". Consider that a home inspector has +- 150 minutes to inspect 1,600 items (6 seconds / item), also turning on a breaker without knowing why its off risks burning down a home or personal injury. We have to anticipate all possibilities.
I hope this is helpful, and “Thank you” for opening your home, Jeff Terry
Jeff Terry: Home Inspector Above Par Home Inspection [email protected] (910) 231-7814 mobile
