What a home inspection covers
Under the ASHI Standard, a general home inspection is a visual, non-invasive examination of readily accessible systems. The inspector visually examines the roof, structure and electrical system, operates systems using normal operating controls, and opens readily openable access panels.
The exclusions are tested harder. The inspector is not required to determine code compliance, identify pests or mold, or identify environmental hazards including allergens, toxins and carcinogens.
Red flags that need a specialist
Foundation settlement and cracking, synthetic stucco moisture, and aluminum branch wiring are flagged on the disclosure form as warranting further inspection by appropriate specialists. The right advice is to obtain those specialist inspections.
The trap: do not condition investigation on the seller's answers. The form is not a warranty and not a substitute for due diligence. Investigation follows the observed red flags.
Sorting the four categories
- Survey: encroachments, unrecorded easements and shared-improvement agreements, boundary-line disputes, underground pipelines crossing the property
- Home inspection: roof leaks, HVAC age, water heater condition
- Environmental tests, each its own specialist: radon, lead-based paint, mold
- Pest inspection: termite damage, dry rot, wood destroying organisms
A survey addresses boundaries and encroachments; it never substitutes for a condition inspection.
Termite inspections in Georgia
Georgia rule: termite inspections are performed by pest control operators licensed under the Georgia Structural Pest Control Act, administered by the Department of Agriculture's Structural Pest Division. A general home inspector cannot, since ASHI excludes identifying pests. The listing broker cannot — a broker has no duty or qualification to inspect. The county building official does code enforcement.
Reading a radon result
EPA recommends fixing a home at 4 pCi/L or higher. A result of 4.2 pCi/L is above that action level, so tell the buyer EPA recommends mitigation. The 2 to 4 band is where mitigation is merely worth considering, and 4.2 is not in it. The 4 pCi/L figure is a recommendation, not a legal limit: no federal law makes the sale illegal until mitigation, and there is no federal radon disclosure statute.