What is a home inspection?

What is a home inspection looking for?

It looks for installed systems and components that are significantly deficient or at the end of their service lives, based on what is visible on the day of the inspection. Florida's standards of practice, rule 61-30.801(1), put it this way, and a 2023 HUD notice for FHA buyers states the purpose: In Florida, rule 61-30.801(1) reads: “Home inspections performed to these Standards of Practice are intended to provide the client with information regarding the overall condition of installed systems and components of the home based on observation of the visible and apparent condition of the structure and components at the time of the home inspection and to report on those systems and components inspected that, in the professional opinion of the inspector, are significantly deficient or at the end of their service lives.” Source: Florida Administrative Code (Department of Business and Professional Regulation), read 2026-10-29. “The purpose of a home inspection is to inform and educate you about the property before you make a financial commitment.” Source: U.S. Department of Housing and Urban Development (FHA), read 2026-10-29. “A home inspection will give you more detailed information about the overall condition of the house you want to buy.” Source: U.S. Department of Housing and Urban Development (FHA), read 2026-10-29.

What does a home inspection include?

State law lists the parts covered. Florida section 468.8311 names eight areas, from the structure and roof covering to the plumbing and site conditions that affect the structure, and North Carolina section 143-151.45 counts any written evaluation of two or more listed components as a home inspection: In Florida, section 468.8311 reads: ““Home inspection services” means a limited visual examination of the following readily accessible installed systems and components of a home: the structure, electrical system, HVAC system, roof covering, plumbing system, interior components, exterior components, and site conditions that affect the structure, for the purposes of providing a written professional opinion of the condition of the home.” Source: The Florida Legislature, read 2026-10-29. In North Carolina, section 143-151.45(4) defines a home inspection as: “A written evaluation, based on observation or noninvasive testing, of two or more of the following components of a residential building: heating system, cooling system, plumbing system, electrical system, structural components, foundation, roof, masonry structure, exterior and interior components, or any other related residential housing component.” Source: North Carolina General Assembly, read 2026-10-29. Florida rule 61-30.801(3) adds: “The inspector shall inspect readily accessible, installed systems and components of homes listed in these Standards of Practice by using normal operating controls and opening readily operable access panels.” Source: Florida Administrative Code (Department of Business and Professional Regulation), read 2026-10-29.

What is not included in a home inspection?

A standard inspection does not forecast future problems, give an engineering opinion on the structure, estimate repair prices or damage the house to look inside walls. Florida's statute and rules and North Carolina's statute say so in these words; other states set their own standards: In Florida, rule 61-30.801(1) says: “A home inspection does not include the prediction of future conditions.” Source: Florida Administrative Code (Department of Business and Professional Regulation), read 2026-10-29. Florida rule 61-30.802(4) says: “The inspector is not required to provide any engineering or architectural services or offer an opinion as to the adequacy of any structural system or component.” Source: Florida Administrative Code (Department of Business and Professional Regulation), read 2026-10-29. Florida section 468.8323 says: “A home inspector is not required to provide estimates related to the cost of repair of an inspected property.” Source: The Florida Legislature, read 2026-10-29. In North Carolina, section 143-151.45(4) limits testing this way: “Noninvasive testing means testing methods which do not result in any damage to a component or system, such as tearing, puncturing, or gouging, provided that probing a wood component or system to inspect for deterioration is permissible.” Source: North Carolina General Assembly, read 2026-10-29.

What is a home inspection report?

It is the written document the inspector hands over after the visit, naming the items found deficient, why, and what to do next. In Florida, section 468.8323 requires one after every paid inspection, and rule 61-30.801(6) requires recommendations for correction, monitoring or further evaluation: In Florida, section 468.8323 reads: “Upon completion of each home inspection for compensation, the home inspector shall provide a written report prepared for the client.” Source: The Florida Legislature, read 2026-10-29. “If not self-evident to the client at the time of inspection, the inspector shall give a reason why, in his or her opinion, the system or component was reported as significantly deficient or near the end of its service life.” Source: Florida Administrative Code (Department of Business and Professional Regulation), read 2026-10-29. “The inspector shall make recommendations for correction and/or monitoring, or further evaluation of the deficiencies that the inspector observed.” Source: Florida Administrative Code (Department of Business and Professional Regulation), read 2026-10-29. HUD's 2023 notice for FHA buyers advises: “To better understand what to expect in the home inspection, ask the prospective inspector for their Standards of Practice (SOP) or for a sample home inspection report.” Source: U.S. Department of Housing and Urban Development (FHA), read 2026-10-29.

What is a home inspection contingency?

It is a term in a purchase contract that makes the sale depend on the inspection results, so the buyer learns the house's condition before the deal is final. HUD's 2023 notice for FHA buyers, form HUD-92564-CN, explains the timing: “If you request an inspection early in the process, you may be able to make your purchase contract contingent on its results.” Source: U.S. Department of Housing and Urban Development (FHA), read 2026-10-29. See the U.S. Department of Housing and Urban Development (FHA) passage quoted above.

Is a home inspection required for an FHA loan?

No. Under HUD's notice HUD-92564-CN (dated 02/09/2023), FHA itself does not inspect the house; the buyer has to arrange an inspection, and the appraisal the lender orders is a separate step that does not take its place: “A home inspection will only occur if you arrange for one; FHA does not perform home inspections.” Source: U.S. Department of Housing and Urban Development (FHA), read 2026-10-29. “An appraisal is required to estimate the home’s value for your lender and does not replace a home inspection.” Source: U.S. Department of Housing and Urban Development (FHA), read 2026-10-29. “For a fee, a qualified inspector will take an unbiased look at your potential new home to evaluate its physical condition; estimate the remaining useful life of the major systems, equipment, structure, and finishes; and identify any items that need to be repaired or replaced.” Source: U.S. Department of Housing and Urban Development (FHA), read 2026-10-29.

Do home inspectors test for radon?

Often, but as a separate test you ask for. The EPA's Home Buyer's and Seller's Guide to Radon (EPA 402/K-24/001, revised March 2024) says the radon tester is very often a home inspector, recommends testing when a home is bought or sold, and sets 4 picocuries per liter as the level to fix: “You can also hire a qualified radon tester, very often a home inspector, who will use a radon device(s) suitable to your situation.” Source: U.S. Environmental Protection Agency, read 2026-10-29. “If you are buying or selling a home, have it tested for radon.” Source: U.S. Environmental Protection Agency, read 2026-10-29. “Fix the home if the radon level is 4 picocuries per liter (pCi/L) or higher.” Source: U.S. Environmental Protection Agency, read 2026-10-29. HUD's 2023 notice for FHA buyers adds: “The Environmental Protection Agency and the Surgeon General recommend that all houses be tested for radon.” Source: U.S. Department of Housing and Urban Development (FHA), read 2026-10-29.

Do home inspectors check for mold?

Mold testing is not part of the standard visual inspection; HUD's 2023 notice HUD-92564-CN lists mold with asbestos, lead paint and pests as additional health and safety tests to ask your inspector about, while Florida's standard covers the visible condition of installed systems: “Ask your inspector if additional health and safety tests are relevant for your home, such as mold; air or water quality; presence of asbestos, lead paint, or urea formaldehyde insulation; or pest infestations.” Source: U.S. Department of Housing and Urban Development (FHA), read 2026-10-29. See the Florida Administrative Code (Department of Business and Professional Regulation) passage quoted above.

Sources

• For Your Protection: Get a Home Inspection (HUD-92564-CN, 02/09/2023) — U.S. Department of Housing and Urban Development (FHA); published 2023-02-09; read 2026-10-29.
• Florida Statutes section 468.8311, Definitions (home inspectors) — The Florida Legislature; read 2026-10-29.
• Florida Statutes section 468.8323, Home inspection report — The Florida Legislature; read 2026-10-29.
• Rule 61-30.801, Standards of Practice, General — Florida Administrative Code (Department of Business and Professional Regulation); published 2013-10-22; read 2026-10-29.
• Rule 61-30.802, Standards of Practice, Structure — Florida Administrative Code (Department of Business and Professional Regulation); published 2013-10-22; read 2026-10-29.
• N.C. General Statutes section 143-151.45, Definitions — North Carolina General Assembly; read 2026-10-29.
• Home Buyer's and Seller's Guide to Radon (EPA 402/K-24/001, revised March 2024) — U.S. Environmental Protection Agency; published 2024-03; read 2026-10-29.