What does a home inspection cover?
GreenLight Inspections performs a detailed, thorough inspection and then explains it in a written report and after-inspection review. The after inspection review is where I walk through the property with you and explain key findings, answer any questions you may have, make sure we have addressed your concerns, and wrap up the inspection process. Often this is a mix of showing you issues or showing you pictures of issues while explaining their impact and possible solutions.
I recommend that you look at our Sample Inspection Report to get a feel for how I write reports and what to expect. In addition to knowing what home inspection covers you should choose an inspector you are comfortable with. You may also want to read “What a Home Inspection Covers” at the Texas Association of Realtors®. Some inspectors will try to tell you that the shortness or length of the report is connected to quality. I don’t agree with that. A report that misses important information is just as bad as 100 pages where 40 of them are fluff. I strive to write detailed, concise reports that have pictures or illustrations to help explain the text.
After the inspection you are always welcome to contact us with any questions about the report. We’ll help as best we can. Please keep in mind the inspection is a snapshot of the property condition at the time of the inspection.
100+ Items a Home Inspection Covers
- Foundations
- Monolithic Slabs-On-Grade
- Post-Tension Slabs-On-Grade
- Piered Slabs-On-Grade
- Pier and Beam Foundations
- Screeded Slabs-On-Grade
- Walk-Out Basement Configuration
- Full Basement Configuration
- Lot Drainage
- Swale Configuration
- French Drains
- Ravine, Creek, Lake Lot Configurations
- Retaining Walls and Drains
- Roof Covering Type, Installation and Condition
- Roof Flashings
- Gutters and Downspouts
- Roof Structure
- Attics
- Roof Framing
- Roof Bracing
- Roof Decking
- Attic Insulation
- Attic Ventilation
- Attic Stair Units
- Exterior Walls
- Brick and Stone Veneer
- Weep hole Placement
- Lintel Sizing, Placement and Condition
- Siding Installation and Condition
- Exterior Paint Condition
- Exterior Sealant Placement and Condition
- Water Penetration
- Interior Walls
- Drywall Condition
- Paneling Condition
- Windowsill Condition
- Stairs and Railings
- Tread/Riser Sizing Ratio
- Rail Height and Opening Requirements
- Ceiling Condition
- Floors
- Tile Floor Condition
- Vinyl Floor Condition
- Wood Floor Condition
- Laminate Floor Condition
- Doors
- Door Condition
- Door Operation
- Door Hardware Condition
- Door Fire Rating
- Door Emergency Egress Requirements
- Door Weatherstripping Placement and Condition
- Garage Overhead Door Condition
- Overhead Door Hardware Condition
- Overhead Door Opener Condition
- Opener Safety Device Requirements
- Windows
- Window Placement
- Window Condition
- Window Operation
- Window Hardware Condition
- Window Safety Glass Requirements
- Window Thermal Pane Condition
- Window Emergency Egress Requirements
- Window Screen Condition
- Decks
- Deck Condition
- Deck Handrails
- Deck Steps
- Driveways
- Sidewalks
- Patios
- Balconies
- Balcony Condition
- Balcony Surface Drainage
- Balcony Flashing
- Plumbing Systems
- Supply Plumbing Pressure Reading
- Plumbing Fixture Condition and Operation
- Shower Stall Condition
- Shower Door Condition and Operation
- DWV Piping Type, Sizing and Condition
- Water Heaters
- Water Heater Type, Size, Fuel Type, Installation and Condition
- Hydro-Therapy Tub Installation, Condition and Function
- Electrical Systems
- Service Entrance Type, Sizing and Condition
- Main Distribution Panel Type and Condition
- Circuit Breaker Type, Sizing and Condition
- Arc-Fault Circuit Protection Devices
- Ground-Fault Circuit Protection Devices
- Sub-Panel Type and Condition
- Receptacle Types, Spacing, and Function
- Lighting Fixture Types, Location and Function
- Fireplaces
- Masonry Firebox and Chimney Sizing and Condition
- Metal Firebox and Chimney Sizing and Condition
- Flue Presence and Operation
- Chimney Cap and Screen Condition
- Gas Log Starter Condition and Operation
- Chimney Fire Blocking
- Chimney Fresh Air Inlets
- Heating Equipment
- Furnace Type, Size, Fuel Type, Installation and Condition
- Air Conditioners
- A/C type, Size, Installation and Condition
- Air Distribution Duct Installation and Condition
- Built-In Appliances
- Oven Type, Installation, Condition and Function
- Range Type, Installation, Condition and Function
- Cook top Type, Installation, Condition and Function
- Dishwasher Installation, Condition and Function
- Disposer Type, Installation, Condition and Function
- Exhaust Fan Installation, Condition and Function
- Bathroom Heater Installation, Condition and Function
- Compactor Type, Installation, Condition and Function
- Wine Cellar Installation, Condition and Function
- Ice maker Installation, Condition and Function
- Gas Line Condition
- Evaporative Coolers
- Thermal Photography
- Aerial Photography (when needed / appropriate)
Optional Inspection Services
- Termite (WDI) Reports
- Termite Infestations, Active and Previous
- Carpenter Ant Infestations, Active and Previous
- Outdoor Cooking Equipment (Built-In)
- Detached Buildings (Optional)
- Sewer Camera Inspections
Limitations, Exclusions and Considerations
Inspection of items is subject to safety and accessibility. If we can safely reach the item we will inspect it. If we are unable tio inspect something we will let you know right away.
Some common examples of issues that come up are:
- A utility being turned off or an item being turned off. Water or Gas Service that is off, pilots that are unlit, breakers that are not turned on. In these instances we can arrange to come back and re-inspect the items, but a fee usually applies.
- Opening the electrical panel requires a safe working area and clear access. This is a 30 inch wide space that is at least 36 inches deep. The most common issue is items being stored in front of the panel.
- Electrical Panel known safety issues: Zinsco and Federal Pacific Electric (FPE) panels were discontinued due to a number of safety issues. In order to avoid exacerbating the connector defects that are common in these panels we do not remove the cover from them. The connector defects can cause fires due to arcing among other issues. I always recommend having a qualified, licensed, and insured electrician evaluate these further.
- Crawlspaces. This is an important area of the home and I will try to enter it if I am able to. Sometimes there is not enough clearance to enter or move safely. There can also be hazardous conditions including sewage leaks, live electrical wires, animals, snakes, and poisonous spiders. In instances where it’s not safe to go in the crawlspace I will inspect it from the available access (edges / entrances) to determine the condition of the visible and accessible components.
- Roofs: If it is safe to get on the roof I will inspect the roof from the roof. There are times when it is not safe. If the roof is wet, has visible damage, is completely covered with leaf litter, or if it is very steep, or over 2 stories it may not be accessible. I am trained and certified in accessing and inspecting high and steep roofs so I can get on most roofs in the Houston region. However, there are still roofs that aren’t safe to get on and where I do not have the time and support required to use a rope and harness to access the roof. In those instances I will either inspect the roof from the edge of the roof on a ladder or use a drone to take high resolution photos.
If you have any questions please feel free to reach out and ask, we’ll be happy to answer them.
