Expectations & Limitations
At NVPI, we believe that meeting client expectations is the cornerstone of a successful home inspection. However, experience has shown us that some clients just don't know what to expect. It is our responsibility to explain limitations, to deal with your expectations and to keep matters in perspective. While a professional home inspection can provide invaluable information for homebuyers, often saving them money and heartbreak, there are limitations of which you need to be aware. Please read this section on Expectations & Limitations carefully in order to understand the scope of the home inspection.
The following Q & A covers some of the most common misconceptions about home inspections.
Is a home inspection technically exhaustive?
No; it is a visual inspection. A technically exhaustive or forensic inspection would take far longer than a standard home inspection and involve hiring a team of specialists (electrician, plumber, structural engineer, heating technician, etc) to disassemble, inspect, and reassemble every system and component in the house. This type of inspection would be lengthy (few days)and costly (thousands of dollars)to complete. Even then, one couldn't be 100% sure that every problem would be found. No inspection is all encompassing and some detectable deficiencies may go unnoticed due to extenuating circumstances.
Are home inspectors experts in every area of building construction, repair and maintenance?
Home inspectors are generalists rather than specialists, much like your family doctor. Home inspector’s goal is to provide you with a general overview and conditions of the home; concentrating on the main systems. When your home inspector finds a defect or area of concern, he may have to refer you to the appropriate specialist for further evaluation and repair recommendations.
Will the inspector find every defect?
Most likely not. Although a professional home inspection is comprehensive, the reality is that you will likely experience unexpected problems and spend money on repairs not noted in the inspection report. If your home inspector discovers 80% to 90% of the visually observable problems during his three-hour inspection, you should consider this a job well done.
Will the inspector identify defects concealed behind building finishes or in areas that are either inaccessible or only partially accessible?
The quick answer is no. If you can't see it, then neither can your inspector. A professional home inspection is limited to only visible and readily accessible systems and components in the home. The reason is simple. As invited guests, the inspector is expected to treat the property with respect and leave it in the condition in which he found it. The inspector does not have permission to dismantle components or do destructive testing, such as take apart the furnace, knock holes in the walls, etc. He also does not have permission to move personal belongings, clothing, storage items, furniture, carpeting, ceiling tiles, appliances, etc.
Will problems that occur only sporadically be identified during the inspection?
Some problems can only be discovered by living in a house. They cannot be discovered during the few hours of a home inspection. For example, some shower stalls leak when people are in the shower, but do not leak when you simply turn on the tap. Some roofs and basements only leak during severe or unusual weather conditions, or at certain times of the year. Prolonged dry weather may eliminate any evidence of roof and basement leaks. Some problems will only be discovered when carpets are lifted, furniture and storage is moved, or building finishes are removed. The fact is problems are sometimes present on the day of the inspection but without any clues or telltale signs. Home inspections are based on the past performance of the house and it describes the “present” condition of the home. It does not predict future conditions that may develop as a result of aging, level of maintenance and upkeep and so on. If there are no clues to a problem, don't be surprised if your inspector doesn't find it.
Will minor problems be identified during the inspection?
The intent of the inspection is not to find the $200 problems; it is to find the $2,000 problems. These are the things that affect people's decisions to purchase. Any minor problems that are identified are discovered while looking for more significant problems. Your inspector notes them simply as a courtesy.
Will clogged underground drainpipes be identified during an inspection?
This type of problem can only be identified by a drain specialist with the proper camera equipment to view the interior of underground drainpipes. If you are concerned about the condition of underground drainage system, we recommend you engage a drain specialist for further evaluation.
Will the home inspection will locate and identify environmental hazards.
Locating and identifying environmental hazards of any kind, whether concealed or in plain view, is beyond the scope of a professional home inspection. The inspection does not cover or deal with hazardous materials and environmental hazards. This may include building materials and chemical agents that are now suspected of posing health risks including but not limited to vermiculite insulation, formaldehyde, radon, UFFI, carcinogens, asbestos, etc. It also excludes and does not deal with issues like past use of pesticides, insecticides or herbicides. If you have any concerns about environmental hazards, we strongly recommend you engage the services of a qualified environmental specialist to provide a full environmental assessment of the house and property.
Will the home inspection identify building components or systems that do not meet current building codes or zoning?
A home inspection is not a municipal code inspection. When you consider that building codes and zoning change every few years, it is unrealistic to expect a house that was built say, in 1970, to conform to current building codes. However, in some instances where safety may be an issue, the inspector may look to the current building codes as a benchmark for what is presently considered safe. Only new houses or houses that were built using the current building codes are eligible for a code-compliant inspection. Home inspectors who are "building code certified" usually offer these types of inspections.
Will the home inspection address the presence or absence of wood-boring insects, such as termites, carpenter ants, and so on?
No; inspecting for wood-boring insects is beyond the scope of a home inspection, but most home inspectors will document any evidence of insect activity they happen to come across. Unfortunately, in many cases, evidence of wood-boring insects is well hidden and only becomes exposed after the existing homeowner moves and the house is empty. If you are buying a home in the Toronto area, it is a good idea to engage a pest control specialist for a wood-boring insect specific inspection.
Will my home inspector be responsible for problems that occur after the inspection?
Your home inspector's opinions and findings reflect the conditions that he observed on the day of the inspection only. If the furnace is working during the inspection, it is unlikely your home inspector will be able to forecast its breakdown. Certain systems and components even though at the end of their life cycle may continue functioning while others may break down prematurely. The bottom line is that some components and systems may operate intermittently, and some fail to operate altogether. This is one of the risks of home ownership. If you proceed with the purchase of the house, you assume all risks associated with that purchase.
Does the inspection come with a guarantee or warranty?
The short answer is, no. The scope of a professional home inspection is limited to a reasonable amount of time for the fee paid. A home inspection is intended to be educational; the inspector is an information provider. It is designed to better your odds and to reduce your risk, however, it will not eliminate risk. For that reason, a home inspection should not be considered an insurance policy nor a warranty or guarantee.
If you are looking for limited protection from potential unexpected problems, a few insurance companies offer a Home Warranty Policy. Keep in mind that these policies tend to be quite expensive and are very limited in what they cover.
Why do home inspectors limit their liability to the fee of the inspection?
The purpose of a home inspection is to enlighten you about the condition of the home you are considering buying, thereby minimising your risk. That is what you are paying for. It is unreasonable to assume that for a small fee you can transfer all the risk of your home purchase over to your home inspector. That is not the purpose of a home inspection. As such the inspector will not assume any risk associated with the home’s condition, adequacy, suitability, deficiency, performance or lack of. However, if at the end of the inspection you are not happy with our service, you do not have to pay the fee.
What's the best way to protect myself from unexpected and costly surprises after moving into my new home?
The best way to avoid headaches and heartbreak is to read your inspection report and follow the advice of your home inspector. Most importantly, keep up with regular maintenance. Most major problems are the result of minor issues that were left untended by the homeowner for an extended period of time. For example, your basement or crawlspace will leak if you don't keep your eavestroughs clean and downspouts extended away from the foundation, and maintain good site drainage away from the house. Your tub and or shower will leak if you don't maintain the caulking and grout around the tub, shower, faucets, and enclosure. Simply put, failure to properly and regularly maintain any system or component will lead to premature failure and costly repairs.
A final word
The thing to remember is that at some point these types of problems and situations occur in almost all houses, new and old. If you are looking for a house that is free of problems and unexpected surprises, you will not find it it since it doesn’t exist!
To avoid disappointment, your best course of action is to budget 1% to 3% of the cost of the home on an annual basis for repairs, improvements, and upgrades and adhere to a regular maintenance schedule.
The following Q & A covers some of the most common misconceptions about home inspections.
Is a home inspection technically exhaustive?
No; it is a visual inspection. A technically exhaustive or forensic inspection would take far longer than a standard home inspection and involve hiring a team of specialists (electrician, plumber, structural engineer, heating technician, etc) to disassemble, inspect, and reassemble every system and component in the house. This type of inspection would be lengthy (few days)and costly (thousands of dollars)to complete. Even then, one couldn't be 100% sure that every problem would be found. No inspection is all encompassing and some detectable deficiencies may go unnoticed due to extenuating circumstances.
Are home inspectors experts in every area of building construction, repair and maintenance?
Home inspectors are generalists rather than specialists, much like your family doctor. Home inspector’s goal is to provide you with a general overview and conditions of the home; concentrating on the main systems. When your home inspector finds a defect or area of concern, he may have to refer you to the appropriate specialist for further evaluation and repair recommendations.
Will the inspector find every defect?
Most likely not. Although a professional home inspection is comprehensive, the reality is that you will likely experience unexpected problems and spend money on repairs not noted in the inspection report. If your home inspector discovers 80% to 90% of the visually observable problems during his three-hour inspection, you should consider this a job well done.
Will the inspector identify defects concealed behind building finishes or in areas that are either inaccessible or only partially accessible?
The quick answer is no. If you can't see it, then neither can your inspector. A professional home inspection is limited to only visible and readily accessible systems and components in the home. The reason is simple. As invited guests, the inspector is expected to treat the property with respect and leave it in the condition in which he found it. The inspector does not have permission to dismantle components or do destructive testing, such as take apart the furnace, knock holes in the walls, etc. He also does not have permission to move personal belongings, clothing, storage items, furniture, carpeting, ceiling tiles, appliances, etc.
Will problems that occur only sporadically be identified during the inspection?
Some problems can only be discovered by living in a house. They cannot be discovered during the few hours of a home inspection. For example, some shower stalls leak when people are in the shower, but do not leak when you simply turn on the tap. Some roofs and basements only leak during severe or unusual weather conditions, or at certain times of the year. Prolonged dry weather may eliminate any evidence of roof and basement leaks. Some problems will only be discovered when carpets are lifted, furniture and storage is moved, or building finishes are removed. The fact is problems are sometimes present on the day of the inspection but without any clues or telltale signs. Home inspections are based on the past performance of the house and it describes the “present” condition of the home. It does not predict future conditions that may develop as a result of aging, level of maintenance and upkeep and so on. If there are no clues to a problem, don't be surprised if your inspector doesn't find it.
Will minor problems be identified during the inspection?
The intent of the inspection is not to find the $200 problems; it is to find the $2,000 problems. These are the things that affect people's decisions to purchase. Any minor problems that are identified are discovered while looking for more significant problems. Your inspector notes them simply as a courtesy.
Will clogged underground drainpipes be identified during an inspection?
This type of problem can only be identified by a drain specialist with the proper camera equipment to view the interior of underground drainpipes. If you are concerned about the condition of underground drainage system, we recommend you engage a drain specialist for further evaluation.
Will the home inspection will locate and identify environmental hazards.
Locating and identifying environmental hazards of any kind, whether concealed or in plain view, is beyond the scope of a professional home inspection. The inspection does not cover or deal with hazardous materials and environmental hazards. This may include building materials and chemical agents that are now suspected of posing health risks including but not limited to vermiculite insulation, formaldehyde, radon, UFFI, carcinogens, asbestos, etc. It also excludes and does not deal with issues like past use of pesticides, insecticides or herbicides. If you have any concerns about environmental hazards, we strongly recommend you engage the services of a qualified environmental specialist to provide a full environmental assessment of the house and property.
Will the home inspection identify building components or systems that do not meet current building codes or zoning?
A home inspection is not a municipal code inspection. When you consider that building codes and zoning change every few years, it is unrealistic to expect a house that was built say, in 1970, to conform to current building codes. However, in some instances where safety may be an issue, the inspector may look to the current building codes as a benchmark for what is presently considered safe. Only new houses or houses that were built using the current building codes are eligible for a code-compliant inspection. Home inspectors who are "building code certified" usually offer these types of inspections.
Will the home inspection address the presence or absence of wood-boring insects, such as termites, carpenter ants, and so on?
No; inspecting for wood-boring insects is beyond the scope of a home inspection, but most home inspectors will document any evidence of insect activity they happen to come across. Unfortunately, in many cases, evidence of wood-boring insects is well hidden and only becomes exposed after the existing homeowner moves and the house is empty. If you are buying a home in the Toronto area, it is a good idea to engage a pest control specialist for a wood-boring insect specific inspection.
Will my home inspector be responsible for problems that occur after the inspection?
Your home inspector's opinions and findings reflect the conditions that he observed on the day of the inspection only. If the furnace is working during the inspection, it is unlikely your home inspector will be able to forecast its breakdown. Certain systems and components even though at the end of their life cycle may continue functioning while others may break down prematurely. The bottom line is that some components and systems may operate intermittently, and some fail to operate altogether. This is one of the risks of home ownership. If you proceed with the purchase of the house, you assume all risks associated with that purchase.
Does the inspection come with a guarantee or warranty?
The short answer is, no. The scope of a professional home inspection is limited to a reasonable amount of time for the fee paid. A home inspection is intended to be educational; the inspector is an information provider. It is designed to better your odds and to reduce your risk, however, it will not eliminate risk. For that reason, a home inspection should not be considered an insurance policy nor a warranty or guarantee.
If you are looking for limited protection from potential unexpected problems, a few insurance companies offer a Home Warranty Policy. Keep in mind that these policies tend to be quite expensive and are very limited in what they cover.
Why do home inspectors limit their liability to the fee of the inspection?
The purpose of a home inspection is to enlighten you about the condition of the home you are considering buying, thereby minimising your risk. That is what you are paying for. It is unreasonable to assume that for a small fee you can transfer all the risk of your home purchase over to your home inspector. That is not the purpose of a home inspection. As such the inspector will not assume any risk associated with the home’s condition, adequacy, suitability, deficiency, performance or lack of. However, if at the end of the inspection you are not happy with our service, you do not have to pay the fee.
What's the best way to protect myself from unexpected and costly surprises after moving into my new home?
The best way to avoid headaches and heartbreak is to read your inspection report and follow the advice of your home inspector. Most importantly, keep up with regular maintenance. Most major problems are the result of minor issues that were left untended by the homeowner for an extended period of time. For example, your basement or crawlspace will leak if you don't keep your eavestroughs clean and downspouts extended away from the foundation, and maintain good site drainage away from the house. Your tub and or shower will leak if you don't maintain the caulking and grout around the tub, shower, faucets, and enclosure. Simply put, failure to properly and regularly maintain any system or component will lead to premature failure and costly repairs.
A final word
The thing to remember is that at some point these types of problems and situations occur in almost all houses, new and old. If you are looking for a house that is free of problems and unexpected surprises, you will not find it it since it doesn’t exist!
To avoid disappointment, your best course of action is to budget 1% to 3% of the cost of the home on an annual basis for repairs, improvements, and upgrades and adhere to a regular maintenance schedule.
