A home inspection is a visual assessment of the readily accessible and visible components of a residential property — conducted at a single point in time, by one person, in two to four hours. Understanding exactly what that means — what’s included, what’s excluded, and what the inspection’s inherent limitations are — helps you use the report correctly and identify when you need additional specialist assessments.
“The most important thing buyers need to understand is that an inspection is an opinion about observable conditions at a moment in time. I can tell you that the furnace is operating when I test it. I can’t tell you how many heating seasons it has left. I can tell you that the roof looks to be in X condition from the ground or from the edge. I can’t tell you what’s under the shingles. Understanding what I can see and what I can’t is what helps buyers interpret the report correctly.”
— Colette Arseneau, certified home inspector and OAHI member with 21 years of experience in residential property inspection in the local area
What Is Covered in a Standard Home Inspection
Structure and Foundation
What is inspected:
– Foundation walls (accessible portions — visible from inside the basement and exterior)
– Floor structure (accessible from below)
– Roof structure (from the attic where accessible)
– Load-bearing walls (observations from visible surfaces)
What is observed:
– Visible cracks, displacement, or settlement in the foundation
– Signs of water infiltration in the basement or crawlspace
– Sagging, out-of-level floors suggesting structural movement
– Attic framing condition and visible moisture or pest damage
Limitations: An inspector cannot see behind finished basement walls or under concrete slabs. Foundation assessment is limited to what is visible and accessible.
Roof
What is inspected:
– Roof covering (shingles, flashings, soffits, fascia, eavestroughs)
– Chimney exterior (visible condition — not a WETT chimney inspection)
What is observed:
– Shingle condition, age estimation, visible damage or wear
– Flashing condition at roof penetrations and intersections
– Gutter condition and attachment
Limitations: An inspector may walk the roof if it’s safely accessible, or inspect from the edge with binoculars or a camera, or from the attic. Hidden damage under shingles cannot be assessed without removal. Roof lifespan estimates are informed opinions, not guarantees.
Electrical
What is inspected:
– Service entrance and main electrical panel
– Visible wiring and connections in the panel
– Outlets, switches, and visible fixtures
– Grounding and bonding (where assessable)
What is observed:
– Panel capacity and condition (breaker type, age, signs of overloading)
– AFCI/GFCI protection where required by code
– Presence and condition of older wiring types (knob-and-tube, aluminum branch circuit wiring)
– Visible code violations or safety concerns
Limitations: An inspector does not open walls to trace wiring. Electrical panels with locked compartments or covers that cannot be safely removed are noted but not assessed. Full electrical assessment requires an electrician.
Plumbing
What is inspected:
– Water supply and distribution (visible pipes)
– Drain, waste, and vent system (visible pipes)
– Fixtures (toilets, sinks, tubs, showers)
– Water heater
What is observed:
– Pipe material (copper, galvanized steel, PVC, PEX, Kitec — each with different implications)
– Signs of leaks, corrosion, or inadequate flow
– Water heater age, condition, and safety devices (temperature and pressure relief valve)
Limitations: Plumbing inside walls cannot be assessed. Sewer camera inspection (looking inside the drain to the street) is not part of a standard inspection and is often recommended as a specialist inspection in older homes.
Heating and Cooling
What is inspected:
– Heating system (furnace, boiler, or other primary heat source)
– Cooling system (central air conditioning, where conditions permit)
– Distribution system (ductwork, radiators, baseboards)
– Fireplaces (visual observation — not a WETT inspection)
What is observed:
– System type, approximate age, and visible condition
– Operation when tested (the inspector turns the system on and observes)
– Visible heat exchanger (furnace) condition where accessible
– Ductwork condition where accessible
Limitations: An inspector is not an HVAC technician. A furnace that operates when tested is operating — but internal components like the heat exchanger may require specialized equipment to fully assess. AC systems are typically not tested if outdoor temperatures are below 18°C (65°F), as testing in cold temperatures can damage the unit. Fireplaces require a WETT inspection for a full chimney assessment.
Insulation and Ventilation
What is inspected:
– Attic insulation (type, depth, visible coverage)
– Attic ventilation
– Exterior wall insulation (only observable evidence from inside)
What is observed:
– Insulation type (blown fibreglass, cellulose, batt, spray foam)
– Apparent insulation depth and uniformity
– Evidence of ventilation problems (moisture, frost, mold in the attic)
Limitations: Wall insulation cannot be observed without invasive access.
Interior
What is inspected:
– Walls, ceilings, floors (visible surfaces)
– Windows and doors (operation and visible condition)
– Stairways and handrails
– Visible signs of water intrusion, mold, or pest damage
What Is NOT Covered in a Standard Home Inspection
This is as important as what is covered:
- Inside walls, floors, or ceilings: Structural members and systems behind finished surfaces
- Sewer scope / drain camera: Looking inside the main drain to the street for blockages, root intrusion, or collapsed pipe
- Environmental testing: Asbestos, lead paint, radon, mold — each requires specialist testing
- Appliances: Most inspections don’t include testing dishwashers, ovens, refrigerators, or other appliances
- Swimming pools, hot tubs, saunas
- Outbuildings, sheds, detached structures (may be included by arrangement)
- Alarm and security systems
- Full chimney assessment (WETT): Requires a certified WETT inspector with a camera
- Septic systems: Require a specialist septic inspection
- Wells and water quality: Require separate well inspection and water testing
- Pest inspection: Requires a licensed pest control professional
Ask the inspector to specifically identify which of these exclusions are relevant to the property you’re buying.
Related Questions
- Questions to Ask a Home Inspector Before You Hire One
- Do I Need Additional Specialist Inspections When Buying a Home?
- Questions to Ask After a Home Inspection — Understanding the Report
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