Professional Standards for Every Home Inspection

These standards define the scope and limitations of the quality assessment provided by Kelly Knight and Real Estate Services. The assessment is a non-invasive, visual examination of a residential dwelling, designed to identify significant defects and provide an informed opinion on the property’s condition.

1. General Exclusions and Limitations

The assessment is not a guarantee or warranty. It’s a snapshot of the property’s condition on the day of the assessment. I do not report on the following:

• Cosmetic Issues: I focus on function and safety, not aesthetics.

• Concealed Conditions: I do not move furniture, remove wall coverings, or perform any destructive testing.

• Future Conditions: I cannot predict future performance or failure of any system or component. No warranty is implied or provided. All assessments expire 30 days after the date of completion.

• Code Compliance: This is not a code inspection. My findings are based on professional judgment, not on meeting specific building codes.

• Environmental Hazards: I do not inspect for mold, asbestos, lead, or other environmental contaminants.

• Low-Voltage Systems: I do not inspect alarm systems, cable lines, or other low-voltage wiring.

2. Standards of Observation and Reporting

Reports are proactive and objective. I will:

• Report in Active Voice: I use strong, direct language to describe the condition of components without assigning blame or speculation. I refrain from phrases such as “appears to not work” or “seems to be inoperable.”

• Provide an Executive Summary: For significant findings, I will include a brief, non-technical explanation of the potential implications for the client. 

• Categorize Findings: All findings will be clearly categorized into Components, Conditions, and Notes for easy comprehension.

3. Scope of Inspection

Each assessment includes a detailed, visual examination of the following systems and components. I will assess each area for signs of improper installation, quality control deficiencies, and defects that have developed over time due to use or natural settling. In addition to textual reporting, I will provide photo documentation of issues classified as Minor, Major, or Material. If an item is acceptable, no photo will be provided.

A. Exterior

I assess wall coverings, eaves, soffits, fascias, flashing, trim, and accessible dryer vents and other exterior penetrations. I will specifically comment on the installation quality of flashing, trim, siding intersections, and accessible dryer vents as these are common areas for water intrusion. I will also report on signs of age and wear, such as damaged siding or deteriorating caulking.

B. Roof

I assess the condition of the roof from a vantage point that is safe and provides a clear view. I do not walk roofs as this can cause unwanted damage. I will report on visible installation errors as well as age-related defects, such as worn shingles, damaged flashings, or compromised valleys. I will also note signs of previous repairs that may not have been performed to a professional standard. If you have specific concerns about the roof you are encouraged to contract with a roofing professional who is qualified to conduct comprehensive inspections.

C. Structure

I assess the accessible and visible foundation and framing for signs of poor-quality control or natural settling, shifting, and water damage that can compromise the structural integrity of the home. If you have specific concerns about the portions of the structure that are not visible or readily accessible, you are encouraged to contract with a structural engineer who is qualified to conduct comprehensive inspections beyond the scope of this assessment.

D. Plumbing

I assess the accessible and visible water supply, waste, and vent systems. I will comment on the overall quality of plumbing installations and specifically note issues related to age, such as visible corrosion, slow drainage, or active leaks. I will also check the operation of bathroom and kitchen fixtures. If you have specific concerns about the plumbing in areas that are not accessible or visible under the terms of this assessment, you are encouraged to contract with a plumbing professional who is qualified to conduct comprehensive inspections.

E. Electrical

I review the service drop, main panel, and readily accessible and visible outlets and switches. I will assess the overall tidiness and workmanship of the accessible and visible wiring and panels. I will note issues that point to a rushed installation as well as signs of age, such as outdated wiring materials or a panel that does not meet the demands of a modern home. If you have specific concerns about the electrical system in areas that are not accessible or visible under the terms of this assessment, you are encouraged to contract with an electrician who is qualified to conduct comprehensive inspections.

F. HVAC

I review the accessible and visible heating and cooling systems and examine ductwork and system components for visible signs of subpar installation or damage. In older homes, I will also look for evidence of deferred maintenance, such as dirty coils, clogged filters, or leaks. If you have specific concerns about the HVAC system in areas that are not accessible or visible under the terms of this assessment, you are encouraged to contract with an HVAC professional who is qualified to conduct comprehensive inspections.

G. Interior (Room-by-Room Assessment)

I conduct a detailed, room-by-room walkthrough of the interior. I will assess the installation quality of a home’s interior systems, including, but not necessarily limited to:

• Entryways and Doors: I check the fit and finish of doors, noting issues with alignment, latching, and overall installation quality.

• Walls, Ceilings, and Floors: I observe the overall condition and note any signs of improper finishing, such as visible drywall seams or unlevel flooring. I will also look for evidence of previous water damage or defects from settling.

• Built-in Appliances: I will test and report on the basic functionality of built-in appliances such as the stove, oven, dishwasher, and microwave.

• Electrical Fixtures, Outlets, and Switches: I will assess all accessible components in each room for signs of improper installation or functionality.

• Registers: I will check the condition and secure installation of heating and cooling registers.

• Windows, Screens, and Coverings: I will operate all accessible windows and doors to confirm functionality and note any defects in the window frame, glazing, sash operation, and defects in screens and installed window coverings.

4. Post-Assessment Reporting

Reports will typically be delivered within 24 hours of the completion of the home assessment. The final report will be a PDF document containing a summary, detailed findings, and clear photographs. In some instances, I may record video footage to provide a more complete context and explanation. This video will be posted on YouTube at a secure channel with limited access (private, not public). All video recordings will be deleted no later than 15 days after the assessment is completed, but not sooner than 10 days. In some instances, videos on my YouTube channel may be used for educational purposes and will not contain identifiable information about the location or ownership of the house. I will be available for a post-inspection phone call to review the findings in a simple, straightforward manner.

5. Sample Home Inspection Report

Traditional inspection reports often use evasive language that leaves clients uncertain. My reporting style eliminates that ambiguity. Each statement is written in plain English, focusing on what was observed and why it matters. The goal is to create documentation that both buyers and agents can understand at a glance.

The following outlines the difference between a typical inspection report using evasive, passive voice (Left column), and how I bring clarity to my reports (Middle and Right columns).