What does a home inspection include?

The scope comes from the InterNACHI Standards of Practice, and it is broader than most buyers expect. We walk the roof when it is safe to walk, or evaluate it from a ladder and from the ground when it is not. Inside the attic we look at framing, sheathing, decking condition, ventilation, insulation depth, and any staining that suggests a past or present leak. Down at the panel we check the brand, the breaker sizing against the wire gauge, double-taps, bonding, grounding, and the general condition of the service equipment. Then plumbing, HVAC, water heater, and every accessible room.

Non-invasive is the important qualifier. We do not open walls, pull up flooring, dismantle equipment, or move stored belongings. If the crawl space hatch is blocked by a deep freezer, or the attic access is painted shut, or the electrical panel cover is screwed into place with stripped fasteners, that limitation goes in the report as a limitation rather than a clean pass. Buyers sometimes read a short defect list as good news when it actually means a large part of the house was never accessible. We would rather tell you what we could not see than let you assume we saw it.

Operating systems is part of the job. We run the HVAC in whichever mode the outdoor temperature allows and take supply and return temperatures to see whether the split is in range. Water heaters get checked for age, capacity, connections, relief valve and discharge piping, and any signs of leaking at the tank base. Faucets and fixtures get run, drains get watched, toilets get checked for movement at the flange. Kitchen appliances that are staying with the house get a functional check. Receptacles get tested, GFCI and AFCI protection gets verified where it is required.

In Northeast Florida a few things get extra attention because they fail here more often. Salt air eats condenser coils and fasteners near the coast. Stucco over block hides moisture at penetrations. Attics run hot and humid enough that undersized ventilation shows up as rusted nail tips and darkened sheathing. Older Jacksonville and Palatka homes still have cast-iron drain lines and cloth-insulated wiring in service. Slab homes in Nocatee and Fleming Island from the 1990s and 2000s are hitting the age where the first HVAC system and first water heater are both due.

What is not included is worth stating plainly. Concealed and latent defects, cosmetic issues, code compliance certification, remaining-life predictions, and anything requiring a separate license are all outside the standard. Wood-destroying organisms fall under a separate Florida license under Chapter 482. We point out conducive conditions and visible evidence we see, and we refer you to a licensed WDO inspector for the actual report. We are happy to help connect you with a licensed WDO or mold inspector. Septic, well water quality, pools, and seawalls are specialty evaluations. If your house needs one of those, you will hear it from us before closing, not after.