Barrie Inspections strives to do everything and be everything to everyone on all inspection. But that’s impossible, unfortunately. There are limits to every home inspection, and today we will discuss what is not covered in a home inspection based on Texas Real Estate Commission (TREC) Standards of Practice (SOP).  

To be clear, these aren’t things home inspectors are prohibited from doing if they are specifically trained above the minimum requirements, but most home inspection contracts will exclude them. Destructive and/or invasive testing is never performed and is not advised by TREC and insurance companies.

Latent Defects

Home inspectors are not responsible for finding hidden or concealed defects. That’s not to say we can’t find some of these defects; here at Barrie Inspections we do our best to identify defects, whether they’re hidden or not. But because home inspections are non-invasive, you shouldn’t expect your home inspector to find hidden stuff behind walls, floor coverings, and furniture. 

Also, home inspectors can’t predict future conditions. The most common failures are appliances that stop working; things like HVAC systems, water heaters, kitchen appliances. Plumbing leaks and roof leaks are a close second. Remember, Inspectors are only there for a snapshot in time.

Building Code Violations

Home inspectors in Texas don’t enforce the building codes.  Texas inspectors are not responsible for reporting code violations or quoting these code defects. This is a tough pill to swallow for people in the trades like HVAC, Electricians, and Plumbers. We’ve heard of many home inspectors getting ‘thrown under the bus’ by tradespeople for not reporting code violations, but that’s not the point of a home inspection. You get a home inspection to learn about the condition of the home, or more simply put, to learn about stuff that’s unsafe, or will cost you unwanted time or money. Home Inspectors are ‘generalists’ and are trained over basics of a variety of trades to identify defects and safety issues. We often report a condition and recommend further evaluation by a licensed professional so that tradesperson can verify code compliance and advise you how to proceed.  

That’s not to say home inspectors shouldn’t know the building codes; after all, we are trained on them. But the purpose of a home inspection is not to cite building code violations. Occasionally we get asked to ‘prove’ the defect is a code violation, and we are happy to provide them when needed. 

Insurability

Home inspectors can’t possibly know what’s going to be a problem for an insurance company! Of course, there are a few hot topics that most insurance companies don’t like, such as knob and tube wiring and old, worn roofs, etc. There are no universal truths or set guidelines to insurability. Even when everything looks good in the home, we’ve seen insurance companies take issue with homes that have cracks in the driveway!

Environmental Concerns

Home inspectors are not permitted by TREC to report on things like asbestos, radon, lead, urea-formaldehyde, fungi, molds, mildew, feces, urine, vermin, pests, or any animal or insect without the appropriate secondary license in those categories.  

If we see/find evidence of these types of issues, we document it as “possible” to ensure you are aware of it and so we don’t violate our SOPs.  

Cosmetics

Scratches, dings, paint chips, dirt, and other such cosmetic items generally fall outside the scope of a home inspection. These are all easily identified with an untrained, uneducated eye. A home inspection report that documents cosmetic imperfections will significantly dilute the material covered and makes the report unnecessarily long. New construction homes are a possible exception, but even then, cosmetic defects should not be the focus of the report. 

Barrie Inspections is ready to handle all your real estate inspection needs! We have the experience and expertise to give you the best value and the most detailed home inspection in Freeport Texas! Call 979-459-2766, email James@BarrieInspections.com, or schedule on our website 24/7 HERE. Barrie Inspections is here to help you! Our service areas include Angleton, Bay City, Brazoria, Clute, Freeport, Jones Creek, Needville, West Columbia, Wharton, and all surrounding areas!