Home inspection · what it covers
What a home inspector looks for, and what they leave out
An inspection is a visual check of the systems you can see and reach. The state standards say what must be covered and what may be left out; radon, wells and septic are usually separate services.
Four states' standards side by side
| State | What counts as an inspection | Systems | Left out | Report |
|---|---|---|---|---|
| Illinois | In Illinois a home inspection examines at least two of: heating and cooling, plumbing, electrical, structure, foundation, roof, masonry, or other components set by rule, in connection with a sale or lease. Illinois General Assembly (Illinois Compiled Statutes) | The standards set out what to inspect for structure and foundation, exterior, roof, plumbing, electrical, heating, cooling, interior, insulation and ventilation, and fireplaces, when the contract includes them. Illinois General Assembly, Joint Committee on Administrative Rules (Illinois Administrative Code) | The contract may state the inspector is not required to perform engineering or environmental services. The standards of practice do not list radon testing among the inspected systems. Illinois General Assembly, Joint Committee on Administrative Rules (Illinois Administrative Code) | The written inspection report goes to the client within 2 business days and names every licensed inspector who took part. Illinois General Assembly, Joint Committee on Administrative Rules (Illinois Administrative Code) |
| Pennsylvania | A home inspection is a paid, noninvasive visual check of a home's mechanical, electrical, plumbing or structural systems, looking for material defects before a sale. Pennsylvania General Assembly | The written report must describe the scope of the inspection and the systems it covers. Pennsylvania General Assembly | Checks limited to items such as air and water quality or environmental hazards are not home inspections under the law, so a radon test alone is not one. Pennsylvania General Assembly | The report must describe material defects found and clearly flag any that pose an unreasonable risk to people. Pennsylvania General Assembly |
| Connecticut | A licensed inspection is a written evaluation of two or more major parts of a home, such as heating, plumbing, electrical, structure or roof. Connecticut General Assembly | Connecticut inspectors examine the installed systems and parts of a home that can be reached and seen without dismantling. Connecticut Department of Consumer Protection (Regulations of Connecticut State Agencies 20-491) | A standard Connecticut inspection does not have to check for radon, mold, asbestos, lead paint or other environmental hazards. Connecticut Department of Consumer Protection (Regulations of Connecticut State Agencies 20-491) | If the inspector does not test smoke or carbon monoxide alarms, the report must say so prominently. Connecticut Department of Consumer Protection (Regulations of Connecticut State Agencies 20-491) |
| Delaware | Delaware's inspection standard covers the main systems of homes with 4 or fewer units. Delaware General Assembly | Delaware inspectors examine installed systems and parts that are reachable and can be seen. Delaware Administrative Code (state archive) | A standard Delaware inspection does not have to find environmental hazards, including radioactive substances such as radon, or contaminants in air, water or soil. Delaware Administrative Code (state archive) | A Delaware inspection report must be written and legible; oral reports are not allowed. Delaware Administrative Code (state archive) |
Usually not part of the inspection
- Wells not required
- A standard Connecticut inspection does not have to cover wells or well pumps.Connecticut Department of Consumer Protection (Regulations of Connecticut State Agencies 20-491), read October 15, 2026
- Septic and sprinklers excluded
- Septic systems and fire or lawn sprinkler systems are outside the required Connecticut inspection.Connecticut Department of Consumer Protection (Regulations of Connecticut State Agencies 20-491), read October 15, 2026
- Septic and backflow excluded
- Septic systems, sprinkler systems and backflow prevention devices are outside the required Delaware inspection.Delaware Administrative Code (state archive), read October 15, 2026
- Tight crawl spaces skipped
- Inspectors need not enter crawl spaces with under 24 inches of clearance or an opening smaller than 16 by 24 inches.Delaware Administrative Code (state archive), read October 15, 2026
- Not technically exhaustive
- The inspection is a visual survey, so hidden conditions and latent defects may not be found.Connecticut Department of Consumer Protection (Regulations of Connecticut State Agencies 20-491), read October 15, 2026
- No warranty
- The report must state that it gives no warranty and does not cover hidden defects.Pennsylvania General Assembly, read October 15, 2026
Radon is tested separately: who may run the radon test.
Before the inspection starts
- Written contract first
- Before the inspection, the inspector and client sign a written contract listing the systems to be inspected and any limits or exclusions.Illinois General Assembly, Joint Committee on Administrative Rules (Illinois Administrative Code), read October 15, 2026
- Written notice of state oversight
- Before an inspection, the inspector must tell the client in writing that the work is regulated by the Department of Consumer Protection and complaints can go there.Connecticut General Assembly, read October 15, 2026
- Extra services optional
- Services beyond the state standard, such as radon testing, can be offered as an optional add on or at the client's request.Connecticut Department of Consumer Protection (Regulations of Connecticut State Agencies 20-491), read October 15, 2026
Sources
- Illinois General Assembly (Illinois Compiled Statutes), read October 15, 2026.
- Illinois General Assembly, Joint Committee on Administrative Rules (Illinois Administrative Code), read October 15, 2026.
- Pennsylvania General Assembly, read October 15, 2026.
- Connecticut General Assembly, read October 15, 2026.
- Connecticut Department of Consumer Protection (Regulations of Connecticut State Agencies 20-491), read October 15, 2026.
- Delaware General Assembly, read October 15, 2026.
- Delaware Administrative Code (state archive), read October 15, 2026.