I have lit a fire in the Home Inspection industry by saying a home inspection was a "waste of time".  I have since removed that hyperbole, but the love keeps coming.  Either these guys have too much time on their hands and are spending all day reading and posting on message boards or they too, are affected by the mortgage crises and slow down in real estate.  Let's hope it's the slow down. 

I have now reviewed the National Association of Certified Home Inspector's Standards and will point out exactly why I do not believe the average home buyer is getting what they think they are getting with a home inspection. 

FOUNDATIONS

I. The inspector shall inspect:

A. The basement.
B. The foundation
C. The crawlspace.
D. The visible structural components.
E. Any present conditions or clear indications of active water penetration observed by the inspector. 

F. And report any general indications of foundation movement that are observed by the inspector, such as but not limited to sheetrock cracks, brick cracks, out-of-square door frames or floor slopes.

II. The inspector is not required to:

A. Enter any crawlspaces that are not readily accessible or where entry could cause damage or pose a hazard to the inspector.
B. Move stored items or debris.
C. Operate sump pumps with inaccessible floats.
D. Identify size, spacing, span, location or determine adequacy of foundation bolting, bracing, joists, joist spans or support systems.
E. Provide any engineering or architectural service.
F. Report on the adequacy of any structural system or component.

The homeowner thinks the inspector is going to tell them if the foundation is adequate and as for I(F), the homeowner expects that the inspector will identify all of the signs of foundation deflection.

So assuming the inspector knows what to look for, he may be able to note the defect. Again, a home inspector is not a Registered Professional Engineer who designs and evaluates slabs.  The engineer can and will report on the adequacy of the slab.  The engineer can also determine the soil type and opine on future problems.  Of course, the inspector can go the USSoil Conservation Website and map the soil for the house as well, they just don't have to do that.  So, for $500 more, the homeowner can get both inspections.  What can the home inspection industry do?  Take this job more seriously and train and learn the tell tale signs. 

ROOF

I. The inspector shall inspect from ground level or eaves:

A. The roof covering.
B. The gutters.
C. The downspouts.
D. The vents, flashings, skylights, chimney and other roof penetrations.
E. The general structure of the roof from the readily accessible panels, doors or stairs.

II. The inspector is not required to:

A. Walk on any roof surface.
B. Predict the service life expectancy.
C. Inspect underground downspout diverter drainage pipes.
D. Remove snow, ice, debris or other conditions that prohibit the observation of the roof surfaces.
E. Inspect antennae, lightning arresters, or similar attachments.

This is much easier.  You know who does walk on roofs and will go all over from top to bottom?  Insurance adjustors.  Do you know why they actually get ON the roof?   Because they want to know exactly what is wrong or not wrong with the roof.  You see, getting on the roof is the only REAL way to inspect the roof properly. 

As for predicting the life expectancy of a roof, once again, that is exactly what the homeowner wants to know because then they can determine what additional cost, and when, a new roof may be required.  This is why I strongly recommend hiring a roofing contractor.  Can the home SELLER give the age of the roof?  Sure, if they know and if it is accurate. 

COOLING

I. The inspector shall inspect:

A. The central cooling equipment using normal operating controls.

II. The inspector is not required to:

A. Determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the cooling system.
B. Inspect window units, through-wall units, or electronic air filters.
C. Operate equipment or systems if exterior temperature is below 60 degrees Fahrenheit or when other circumstances are not conducive to safe operation or may damage the equipment.
D. Inspect or determine thermostat calibration, heat anticipation or automatic setbacks or clocks.
E. Examine electrical current, coolant fluids or gases, or coolant leakage.

Again, what is it that the homeowner wants to know?  They want to know if they are going to have to buy a new HVAC unit anytime in the near future.  Why?  Because then they can negotiate that cost out of the cost of the house.  In Texas, there are lots of homes with inadequate cooling units and a home inspection will not ever expose that problem.  So the consumer buys the house and when summer comes, they begin sweating it out in their new homes only to call an A/C contractor who advises them that their system is inadequate.  

It is for these reasons that I recommend that a home buyer hire these three professionals:

                1. A roofing contractor

                2. A Civil Engineer to evaluate the slab

                3. A licensed HVAC contractor to evaluate the AC. 

If they want to then hire a home inspector, so be it.  I have nothing against that.  I am merely pointing out that for the biggest and most probable expenses in their new homeowning future, these three inspections will get to the root of those future problems.  As it stands, the home inspection and particularly, the NACHI standards will not.