When buying a home, one crucial step in the process is having a home inspection performed. A home inspection helps buyers and sellers understand the condition of the property and identify any potential issues that may need to be addressed. In the state of Indiana, home inspectors are required to be licensed, as well as adhere to specific legal requirements that outline the scope of their inspections.
Indiana Legal Requirements for Inspection Scope:
In Indiana, residential home inspectors are governed by the Indiana Code, §25, and the Indiana Administrative Code Title 878. According to these regulations, an individual must be an Indiana licensed home inspector to perform home inspections for a fee within the state. Additionally, the codes spell out what must be included in a home inspection in Indiana:
1. Structural Components: A home inspection in Indiana includes the foundation, walls, roof, ceilings, and floors of the home. Inspectors will look for signs of structural damage, such as cracks, sagging, or shifting. Joists and beams will be inspected for improper cutting or drilling, decay, and inadequate support. Posts will be checked for correct type, condition, and integrity.
2. Exterior Components: Home Inspectors in Indiana will examine the exterior of the home, including the siding, windows, doors, and trim. They will check for any issues with drainage, grading, and potential water infiltration.
3. Roofing System: The condition of the roof covering will be assessed for signs of damage, wear, or other concerns. A home inspector in Indiana also will examine flashings to ensure they are correctly installed where needed, and are in good condition. The home inspection will also include examination of the gutters and downspouts.
4. Plumbing System: Indiana requires home inspectors to inspect the plumbing fixtures, supply lines, drains, vents, and water heating systems to ensure proper functioning and identify any leaks or deficiencies.
5. Electrical System: The electrical system, including wiring, outlets, switches, and circuit breakers, will be checked for safety and compliance with building codes in force at the time of construction, if known- but more importantly, the home inspector in Indiana will scrutinize the various components of the electrical system with an eye on safety and proper function. Recommendations may be made for upgrades which could improve the safety or performance of the electrical system or components thereof- but don't expect a seller to agree to any recommended upgrades, unless they are highly motivated to sell. The inspector should also be knowledgeable of certain panel brands or models that have been deemed unsafe due to design flaws or obsolescence, and should call out such deficiencies in the report.
6. Heating, Ventilation, and Air Conditioning (HVAC) Systems: Indiana requires home inspectors to assess the basic performance and condition of the heating and cooling systems to ensure they are functioning properly. Testing refrigerant pressure and identifying refrigerant leaks is beyond the scope of a home inspection, as is disassembly of a furnace in order to see the heat exchanger directly. Additionally, a permanently installed mini-split unit must be included in the inspection, whereas a window air conditioner, being non-permanent, would not be included.
7. Interior Components: This includes a thorough inspection of the interior spaces, including walls, ceilings, floors, doors, windows, skylights, stairways, and landings to identify any significant signs of damage, settling, water intrusion, inadequate operation, or safety concerns.
8. Insulation and Ventilation: Home inspectors in Indiana will evaluate the insulation and ventilation systems to ensure adequate energy efficiency and adequate air circulation within the home, particularly the attic and crawlspace.
9. Built-In Kitchen Appliances: The condition and operation of built-in kitchen appliances, such as stoves, ovens, dishwashers, and garbage disposals, will be tested during the inspection by the home inspector, as will range hoods and built-in microwaves ovens, as well as refrigerator and freezer units- but not ice makers. The home inspector typically will run the dishwasher on a rinse cycle to examine for water leaks while checking out the other appliances. All stove burners and ovens will be activated to check for heat, but temperature control is beyond the scope of a home inspection. The home inspector will also check the refrigerator and freezer for appropriate temperature. As was the case with air conditioning, coolant pressures are beyond the scope of a home inspection.
10. Fireplaces and Chimneys: The thorough home inspector in Indiana will include an inspection of the hearth, the firebox, any clean-out ash chute, if equipped, the damper, screens, and visible flue from inside the home. The fireplace inspection will continue in the attic, where adequate clearance and firestop are important, and on the roof, including masonry, flashing, condition of mortar, the crown, and the cap. This is what is referred to as a "Level 1" fireplace inspection. A Level 2 inspection would add inspecting the flue liner with a special camera that is lowered down the chimney from the roof. Some inspectors may offer this as an additional service, otherwise it is commonly performed by a chimney sweep. It is not included in a regular home inspection. A Level 3 fireplace inspection is a very specialized, invasive and destructive examination and repair of a masonry chimney and fireplace, and can be quite expensive. It can be avoided by keeping up with chimney maintenance, particularly of the mortar, crown, and cap.
What a Residential Home Inspector Looks for During an Inspection:
1. Safety Hazards: Inspectors will look for potential safety hazards, such as exposed wiring, trip hazards, or inadequate handrails that could pose a risk to occupants.
2. Water Damage: Signs of water damage, including stains, microbial growth, or musty odors, will be carefully inspected to identify the source of water intrusion. The better home inspectors in Indiana will use Infrared imaging to look for moisture, typically at an additional cost.
3. Structural Integrity: Home Inspectors in Indiana will assess the structural integrity of the home to identify any issues that could compromise the stability and safety of the structure. Focus will be on the foundation and visible framing, as well as close observation of often subtle clues in the interior of the home.
4. Mechanical Systems: The functioning of mechanical systems, such as plumbing, electrical, and HVAC systems, will be tested to ensure they are in good working order.
5. Maintenance: Home inspectors will note maintenance items that could potentially lead to bigger problems in the future if maintenance is ignored or delayed too long.
6. Functionality: The Indiana licensed home inspector will be looking at all major systems and appliances to verify that they are functioning as intended. For example, the roof should be shedding water, the gutters should be collecting that water, and the downspouts should be discharging it away from the foundation. An older refrigerator that is working as designed, is a working refrigerator, even if it is 20 years old.
7. Age of mechanicals: The diligent home inspector in Indiana will look at the data tags attached to major components such as the air conditioning condenser unit, the furnace, the water heater, and major kitchen appliances, and provide that information to the client. It can be useful, for example, to know that the AC condenser is over 15 years old. It may be working today, but its days are likely numbered.
What a Residential Home Inspector Does NOT Look for During a Home Inspection:
1. Code Compliance: For the most part, a home inspection is not a code inspection. Building codes are constantly evolving over time, and codes vary by jurisdiction. For example, what was required by code in Indianapolis in 1988 may be different than what was required in Martinsville in 1988. They may have used the same plumbing code, but a different electrical code- or one jurisdiction might have only adopted part of one of the several national codes at a given date. Additionally, some jurisdictions require code compliance with the code as of the start date of the build, while others expect the new building to meet current codes when it is completed. The building might even be located where it was outside of a city’s limits when it was built, but that area was annexed by the city later. It simply is not feasible for a home inspector to have all of that information- nor is it truly relevant anyway. By focusing on safety and function, the home inspector should maintain realistic standards for the home being inspected.
2. Boundaries or Encroachments: A home inspection in Indiana does not include a survey of the property’s boundaries, nor does it consider setback requirements. This is the domain of professional surveyors. If there is a concern of a detached garage, fence, or other structure not being located appropriately, a survey should be ordered before purchase.
3. Zoning and Use: A home inspection in Indiana does not include verifying zoning or use regulations. The home inspector’s interest in how a buyer will use the property is only related to safety and durability of the building(s). If an inspection is to include a mini-barn, the inspector will be concerned with identifying issues related to its structure, any moisture issues, and safety items. The inspector will not be concerned with whether the local jurisdiction in charge allows mini-barns in that neighborhood in the first place.
4. Deed Restrictions and HOA Rules: An Indiana home inspection does not include a review of a neighborhood or property’s deed restrictions, or the presence of an HOA, or its rules. This is something a buyer should include in their due diligence. If a property is subject to deed restrictions or an HOA, make sure you know what the relevant rules and limitations are before you purchase.
5. Unpermitted Work: A home inspectionin Indiana does not include a review of prior building permits. Often, the availability of past permits is very limited, particularly with older buildings. This varies by locality, but trying to find past permits for a property in Marion County Indiana can be a fruitless endeavor. A buyer may wish to investigate this, but a home inspector will not. However, a home inspector may call out substandard or atypical work that appears to have likely not been performed by a professional or inspected by the local building department. Realize, though, that should such a remark be found in the inspection report, that the inspector is giving an opinion, not stating a known fact. The absence of an online available permit record does not necessarily mean that work was performed without a permit.
6. Things That Cannot Be Seen: A home inspection is a visual, non-invasive inspection by definition. This means the inspector cannot remove siding, drywall, or floor covering to see behind it (unless the homeowner gives permission). Defects hidden from sight will typically not be discovered unless visible clues are evident at the inspection.
7. Highly Specialized Work: Home inspectors are generalists. While many have some kind of construction background, even the very best don’t know everything. This is why we have plumbers, electricians, roofers, HVAC technicians, foundation specialists, etc. The amount of knowledge and skill required for each trade makes it unrealistic for anyone to master them all. Each one of these trades requires a deep knowledge of the particular systems of that trade. Whether new construction or renovation for a retrofit, complex calculations are required in order to size and install the related system’s components correctly and ensure the best performance value for the homeowner. When an inspector finds an issue with one of the major systems of a building, they may recommend following up with a trade specialist for a deeper look. This is normal, and something a home inspection client should be prepared for.
In conclusion, a home inspection is a crucial step in the home buying process. By better understanding the scope of a home inspection in Indiana, buyers can ensure that the property is thoroughly evaluated for any potential issues and make informed decisions based on the inspector's findings.
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