Obviously the most important component of a good home inspection is a good home inspector. In the early days there were few standards for training or proficiency and almost anyone could buy a flashlight, a ladder, and print up business cards. In some areas there is still some truth to this however, on the whole the industry has become professional.

This is what I do when performing your inspection:

The Structure

I will inspect all entry ways, foundations, siding and porches looking for such symptoms of trouble as sagging roof lines, gaps in or damage to the siding, porches pulling away from the building, obvious signs of rot or insect damage (although this is not a substitute for a pest inspection) settlement, certain types of cracks in foundations. If accessable, I will probe the sill or rim (the wooden support that sits on the foundation and into which the framing is fastened) and framing where it is exposed, to test for soft or hollow spots caused by rot or pests.

The Exterior

My inspection will include a visual assessment of decks, balconies, eaves, soffits and fascias. Further I will look at the grading of the land around the house for obvious drainage problems, and check walkways and driveways for apparent deterioration or safety concerns. Also I will visually inspect vegetation surrounding the house for obvious problems such as the intrusion of roots near the foundation or buried utilities or overgrowth that might promote excess humidity or contribute to security issues. Electric garage door openers will be checked to confirm they are in compliance with current safety standards.

The exterior inspection is not expected to include outbuildings or fences, or any evaluation of hydraulic or geologic conditions.

Roofing Inspection

Where possible I will get up on the roof. If not possible, I rely on binoculars to check portions of the roof visible from the ground or will inspect lower parts of roofs from upper floor windows. The age of a roof might be as good an indicator of its condition as an actual visual check and  can usually estimate the real life of a 20 or 25 year roof in a given climate or on a particular type of construction. I will also inspect and report on roof drainage systems, flashings, skylights, chimneys, and roof penetrations (for vents and flues).

Plumbing Inspection

An inspection will test and report findings on the interior water supply and distribution system including water pressure, water heating equipment (estimating age and approximate time to replacement) and the appropriateness of vents, flues, and chimneys. Flushing all toilets to check for leaks and run all faucets to assess water pressure and the immediacy and volume of available hot water will be checked and reported. Further I will detail the main. 

Electrical System Inspection

Over current protections, grounding, and the presence of any aluminum wiring will be visually inspected. Where safely permissible I will remove the face of the electrical box and inspect the internal components. Checking a representative number of switches and outlets in the house is undertaken as well. 

Heating and Air Conditioning Systems

No matter the time of year, the furnace, if not shut down for servicing, will be tested by turning up the thermostat and checking the response. Air conditioning cannot be checked if the ambient outdoor temperature is below a certain point. If the energy source is oil I will check the condition of the tank and any visible lines running from the tank to the furnace.

Home Interior

My inspection will include a visual scan of floors, walls and ceilings for signs of water intrusion, or sagging. Stairways and railings will be checked for safety and code compliance and a sample of windows and doors inspected for condition and ease of operation. I will note all countertops and a representative number of the kitchen cabinet interiors and drawers for condition and integrity. The basement should be checked for indications of previous water intrusion in addition to signs of structural problems.

Ventilation

Poor ventilation can lead to rot, mould, poor air quality or excessive energy consumption. I will check insulation and vapor barriers in unfinished areas of the attic and in the foundation area and look for the presence and operation of any mechanical ventilation systems in the attic and other high humidity areas such as kitchens and bathrooms.

Appliances

My inspection involves running the dishwasher through a rinse cycle looking for proper connect and any possible leaks. If other appliances such as washer, dryer, or microwave are to be included in the purchase these will also be checked to make sure they are at least in operating condition.

Fireplaces

Fireplaces, particularly in older homes, are a frequent source of problems. The flue integrity, proper draft, any blockages in the chimney (even a birds nest can be a major problem) will be checked, and I will visually inspect, as much as possible, the exterior of the chimney for damage to bricks, pointing, and flashing.