Too many Buyers get short-changed on their home inspection because the house was not ready for inspection. Home inspection practices limit what a home inspector (who is a guest in the Seller’s house) can and cannot do. For example, a home inspector isn’t permitted to move personal items. Naturally, when people are living in the house, furniture and stored items will limit access to some areas, but the biggest piles of clutter should be pulled away from walls (especially basement areas) and all those moving boxes shouldn’t obstruct access to key systems like the furnace, water heater, and electrical panel.
It’s not only abundant household items that hamstring an inspector, another issue is offline, disabled, or winterized systems. When a system is offline, it’s assumed to be not working or a safety issue, and a home inspector isn’t authorized to start flipping switches and turning valves which may cause damage or create a safety issue. Therefore, if it’s not up-and-running, it’s not tested, and the report will say, “inaccessible/offline – further evaluation needed”. This includes systems like outside faucets that have been winterized, breakers than have been turned off, or gas fireplaces with the gas off.
What should you do? Talk to your agent. Make sure the Seller knows you expect the house to be ready, and if it’s not they will be responsible for re-inspection costs.
Electrical Panel: It should be readily accessible, free of clutter and boxes. Also, the panel cover should not be painted over: an inspector cannot damage the paint or drywall when removing the cover to inspect the electrical panel.
Attic: If the access hatch is in the closet, all nearby personal items should be removed. If it’s in a bedroom, furniture under the hatch should be moved so an inspector can place a ladder. Access hatches should not be painted shut or sealed with caulk.
Furnace and Water Heater: Free of clutter.
Appliances: All appliances should be up-and-running – that means plugged in, breakers on, and water on. New appliances should not have packaging inside.
Crawlspace: Access hatch should be open, and not sealed or caulked shut. Often, we see shelving installed in front of the crawlspace access that prevents access.
Please, talk to your agent. Put the necessary language in your contract. Get the most out of your inspection!
