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The Home Inspector’s Responsibility

Dec 2, 2024
4 min read

Updated: Oct 11

A home inspector is a generalist. The inspector evaluates the home's major systems and reports on their condition as observed at the time of the inspection. That is the core responsibility of the home inspector.



A home inspection does not include predictions of future events, home warranties, or guarantees that nothing will ever go wrong. Roof leaks, plumbing failures, and heating breakdowns can happen at any time after an inspection, and once you own the home, maintenance and future repairs become the homeowner's responsibility.


The most important thing for a homeowner to understand is that things will break. As time goes on, parts of the house will wear out, break down, deteriorate, leak, or simply stop working.


Ceiling water damage, home inspector's responsibility

The inspection image shows water marks in the corner of the ceiling. The water marks indicate that the water leak has been taking place for some time. One could assume that the homeowner would likely know of this water leak problem since it has been an issue for some time.


What the Inspector Is Responsible For

A home inspection is a visual, non-invasive examination of the readily accessible systems and components of a home, performed according to a published Standards of Practice. In California, Business and Professions Code Section 7196 requires home inspectors to perform inspections with the degree of care a reasonably prudent home inspector would exercise.


In practice, that means the inspector is responsible for examining the accessible parts of the roof, exterior, structure, plumbing, electrical, heating and cooling, and interior; describing observed defects clearly and objectively, separating significant concerns from routine maintenance; recommending the right specialist when a condition needs further evaluation; and delivering the report promptly, typically within 24 hours.


California law also prohibits a home inspector from performing repairs on a property they've inspected within the past 12 months. That keeps the inspection independent: the inspector has no financial interest in what the report finds.


What Falls Outside the Inspection

Some conditions are outside the scope of any home inspection: anything hidden behind walls, under floors, or beneath finishes; building code compliance; cosmetic issues; and future performance. Other areas require a specialist. In California, formal termite inspections are performed by licensed pest control companies, and sewer lateral camera inspections, mold testing, and detailed solar system evaluations are separate services. Pools and spas are also evaluated separately; see our pool and spa inspection services.


The Seller's Role

California sellers are generally required to disclose known material facts about the property, typically through the Transfer Disclosure Statement and related forms. The inspection report supplements the seller's disclosures; it doesn't replace them. The water stains in the photo above are a good example: a long-standing leak is often something the seller already knows about, and it belongs in the disclosures as well as the report.


The Buyer's Role

Buyers get the most from an inspection by attending it, reading the full report rather than just the summary, and asking questions. When the report recommends a specialist, schedule that evaluation within the inspection contingency period in your purchase agreement so you have the information you need before your deadlines.


The Agent's Role

Real estate agents help buyers put findings in context, coordinate follow-up evaluations, and negotiate repair requests or credits. A clear, objective report gives everyone at the table the same facts to work from. For more on that approach, see our tips for using a home inspection to reduce risk rather than kill a deal.


After You Move In

Once the sale closes, the home's care becomes the owner's job. Routine maintenance is the best way to catch small issues before they become expensive ones. Our homeowner's guide to how your home works walks through each system, what maintenance it needs, and what a real problem looks like.




Frequently Asked Questions


Who does the home inspector work for, the buyer or the seller?

The inspector works for the client who hires them, usually the buyer, or the seller for a pre-listing inspection. Either way, the inspector's job is to report conditions objectively. Negotiating repairs or credits is between the buyer, the seller, and their agents.


Can the seller see the buyer's inspection report?

The report belongs to the client, so it's shared at the client's discretion. Buyers often share relevant pages with the seller's side when requesting repairs or credits. The inspector won't release the report to anyone else without the client's permission.


Can the home inspector make repairs or recommend contractors?

California law prohibits a home inspector from performing repairs on a property they've inspected within the past 12 months, which keeps the inspection independent. The report will tell you what type of specialist to contact, such as a licensed roofer, electrician, or plumber, when a condition needs further evaluation.


What if a problem shows up after I move in?

Contact your inspector so they can review whether the condition was visible and accessible on the day of the inspection. Many issues develop after a sale or were concealed at the time. Your seller's disclosures and any home warranty you purchased may also apply.


Is a home inspection the same as a home warranty?

No. A home inspection documents the home's visible condition on the day of the inspection. A home warranty is a separate service contract that may cover repair or replacement of certain systems and appliances after you buy. Many buyers have both.



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