Home inspection glossary.

Also called: Arc-fault circuit interrupter

A breaker or outlet that detects the electrical arcing that can start a fire inside walls, from damaged cords, loose connections or nails through wire, and shuts the circuit off. The 1999 National Electrical Code first required AFCIs on bedroom circuits, and later editions extended them to most living areas. Older homes usually don't have them.

Buyers often hire the inspector their agent suggests, and most states allow that. Massachusetts is a notable exception: its law bars real estate brokers and salespeople from directly recommending a specific inspector unless they work exclusively for the buyer under a written agreement; they can share the state's list of licensed inspectors instead. Either way, the inspector's duty is to the client.

Single-strand aluminum wire used for outlet and light circuits in some U.S. homes built from about 1965 to the mid-1970s. Its connections are far more likely than copper to overheat to fire-hazard conditions, according to the Consumer Product Safety Commission. Accepted repairs include rewiring or connecting copper pigtails with approved connectors; insurers may ask about it.

Also called: Add-on services

Services an inspector sells alongside the standard inspection, such as radon testing, sewer scopes, wood-destroying insect inspections, mold sampling, thermal imaging, and pool or well inspections. Each may need its own license, equipment or lab relationship, and they are one of the main ways inspectors raise revenue per job.

An appraisal is an opinion of market value that the lender orders to make sure the home supports the loan. A home inspection is an evaluation of condition that the buyer orders for themselves. Appraisers don't test systems or look for hidden defects, so a home that appraises well can still have expensive problems.

A sale in which the seller won't make repairs. Buyers can usually still inspect and, if the contract includes an inspection contingency or option period, walk away based on what they find. In most states, "as is" doesn't relieve the seller of the duty to disclose known defects.

A mineral fiber used in many building products through the late 20th century, including pipe and boiler insulation, vermiculite attic insulation, some floor tiles and textured ceilings. A home inspector can point out suspect materials but can't confirm asbestos without a lab test. Material in good condition is generally safest left undisturbed; removal is a job for trained professionals.

Also called: American Society of Home Inspectors

A nonprofit professional association for home inspectors, founded in 1976, that publishes a Standard of Practice and Code of Ethics. Members progress through membership levels, with the highest, ASHI Certified Inspector, requiring a passing score on the National Home Inspector Examination and at least 250 fee-paid inspections.

Airflow through an attic, from intake vents low at the eaves to exhaust vents near the ridge, that removes heat and moisture. The International Residential Code generally requires net vent area of 1/150 of the attic floor, or 1/300 under certain conditions. Poor ventilation shows up as frost, mold on roof sheathing, or premature shingle wear.

Also called: Pre-purchase inspection

The inspection a buyer orders after their offer is accepted, usually during the inspection contingency period. The findings decide whether the buyer goes ahead as agreed, asks for repairs or a credit, or cancels. The buyer is the inspector's client, even when an agent suggested the inspector.

Also called: Narratives, Canned comments

An inspector's saved, reusable finding text, organized by system, that drops into a report and gets edited for the specific house. A good library makes reports faster and more consistent. Moving it intact is usually the biggest task when an inspector changes report software.

Also called: IN / NI / NP / D

The status codes a report assigns to each item, commonly Inspected, Not Inspected, Not Present and Deficient, sometimes with a severity level. Texas requires licensed inspectors to use the Texas Real Estate Commission's promulgated report form, which uses exactly those four boxes. Elsewhere, the rating scheme depends on the inspector's software and template.

Also called: CE hours

Approved coursework licensed inspectors must complete to renew their license, with the hours, topics and renewal cycle set by each state's board. Association memberships often carry their own CE requirements too. Keeping certificates organized saves trouble at renewal or audit.

A crack or hole in the furnace part that separates burner flames and exhaust from the air circulated through the house, which can let combustion gases, including carbon monoxide, mix into that air. Most of the heat exchanger can't be seen without taking the furnace apart, so inspectors who suspect one refer it to an HVAC technician.

Also called: Corrugated stainless steel tubing

Flexible gas piping, usually with a yellow or black jacket, used in many homes built or renovated since the 1990s. A nearby lightning strike can arc through the thin wall and cause a gas leak or fire, so manufacturers require it to be bonded to the home's electrical grounding system. Inspectors look for that bonding where it's visible.

Routine upkeep that has been put off: clogged gutters, failed caulk, overgrown vegetation against siding, an HVAC system overdue for service. It usually isn't a defect yet, but left alone it leads to one. A long deferred-maintenance list tells a buyer how the home has been cared for.

Also called: Double-tapped breaker

Two wires clamped under a breaker terminal designed to hold only one. The connection can loosen and overheat over time. Some breakers are listed for two conductors, so the fix depends on the panel, but it is usually a quick, inexpensive correction for a licensed electrician.

A white, powdery mineral deposit on concrete or masonry, left when water moving through the wall evaporates at the surface. It is harmless on its own, but it shows that moisture is getting through the foundation or chimney. The useful question is where that water is coming from.

Also called: Builder warranty inspection

An inspection of a newly built home shortly before the builder's one-year workmanship warranty ends, so the owner can submit defects while the builder still has to fix them. Many builder warranties follow a 1-2-10 pattern: one year for workmanship, two for systems, ten for major structural defects. Terms vary, so check the actual warranty.

Also called: Near end of life

A note that a component, often a roof, water heater or HVAC unit, is near or past its typical life expectancy. It may still work fine. The note is a budgeting signal, not a prediction of when the component will fail, which no inspector can give.

Also called: E&O insurance, Professional liability insurance

Insurance that covers claims that an inspector missed or misreported something, including defense costs. It's different from general liability insurance, which covers bodily injury or property damage on site, such as a ceiling damaged in an attic. Some states require one or both as a condition of the license.

Also called: MPRs

HUD's standards that a home must meet for an FHA-insured loan: generally, that it be safe, structurally sound and secure. The FHA appraiser notes conditions that don't meet them, such as peeling paint on older homes or a roof with little remaining life, and those repairs may be required before closing. It isn't a home inspection.

The buyer's visit shortly before closing to confirm the home is in the agreed condition, agreed repairs are done, and included items are still there. It isn't an inspection, but it's the last chance to raise a problem before the sale closes.

Thin metal or membrane installed wherever a roof or wall surface is interrupted, such as valleys, chimneys, skylights, windows and roof-to-wall joints, to direct water outward instead of into the structure. Missing, rusted or poorly lapped flashing is one of the most common causes of roof and wall leaks.

Thin vertical cracks in poured concrete are common and usually come from shrinkage as it cures. Horizontal cracks in block walls, stair-step cracks in masonry, cracks wider at one end, or walls that bow or shift suggest movement or soil pressure. Those call for a structural engineer, not a contractor selling repairs.

Also called: 4-point inspection

A limited insurance inspection of four systems: roof, electrical, plumbing, and heating and cooling. Insurers, especially in Florida, often require one before writing or renewing a policy on an older home. It records age and condition for underwriting; it isn't a full home inspection, and each insurer sets its own age cutoff and form.

Also called: Refer to a qualified professional

A recommendation that a licensed specialist, such as an electrician, roofer, plumber or structural engineer, look at an issue that goes beyond a generalist visual inspection. Buyers should schedule that evaluation before the inspection contingency expires, because the specialist's findings and repair estimate are what support a repair request.

Also called: Ground-fault circuit interrupter

A device, built into an outlet or breaker, that cuts power within a fraction of a second when it senses current leaking to ground, such as through a person. The electrical code has required GFCI protection in more locations since the 1970s, including bathrooms, kitchens, garages and outdoors. Older homes often lack it, and inspectors flag that as a safety upgrade.

A non-invasive, visual examination of a home's readily accessible systems and components, including the roof, structure, exterior, electrical, plumbing, heating and cooling, and interior, documented in a written report. It describes the home's condition on the day of the inspection. It is not a code-compliance check, an appraisal of value, or a warranty.

Also called: Report writing software

Software inspectors use to write reports in the field and run the business: templates, comment libraries, photos, scheduling, agreements and payments. Most charge a monthly subscription, a per-report fee, or both. HomeInspector.com provides the full set free, with no subscription or per-report fees.

The state credential required to perform home inspections for a fee in most U.S. states. Requirements typically combine pre-licensing education, a passing exam score (often the National Home Inspector Examination), supervised field inspections, insurance and continuing education. A few states have no license at all, so check your own state's board.

A service contract, often paid for by the seller at closing, that covers repair or replacement of major systems and appliances that break from normal wear, typically for one year, minus a service fee per claim. It's not insurance, and plans commonly exclude pre-existing conditions, so it doesn't replace an inspection.

A ridge of ice at the roof's edge that forms when heat escaping into the attic melts snow higher up, and the water refreezes over the colder eaves. Water backs up behind it and leaks under shingles. The lasting fix is air sealing, insulation and ventilation; an ice-barrier membrane under the shingles limits damage.

A clause in the purchase contract that lets the buyer cancel, usually with the earnest money returned, or renegotiate based on the inspection, within a set number of days. Missing the deadline typically means the buyer accepts the home's condition, so inspections and any specialist follow-ups need to be scheduled right away.

Also called: International Association of Certified Home Inspectors

A home inspector membership association that publishes its own Standards of Practice and Code of Ethics and offers online training and continuing education. Members can use the Certified Professional Inspector (CPI) designation once they meet its requirements.

An early electrical system, common from the 1880s into the 1930s, that runs single wires through ceramic knobs and tubes with no ground conductor. The insulation becomes brittle with age, and it has often been spliced or buried in insulation since. Many insurers limit coverage, so buyers should get an electrician's evaluation and an insurance quote early.

A federal requirement for most homes built before 1978: the seller must disclose known lead-based paint and hazards, share any reports, and give the buyer the EPA pamphlet "Protect Your Family From Lead in Your Home." Buyers get a 10-day opportunity to have the home tested, which buyer and seller can lengthen, shorten or waive by mutual written consent.

A chimney and venting inspection, including a camera scan of the flue interior, that the NFPA 211 standard calls for when a property is sold or transferred, or when the system is changed. A home inspector looks only at the visible chimney; the Level 2 inspection is done by a chimney specialist.

Also called: Not inspected

The parts of the home the inspector couldn't evaluate, and why: a snow-covered roof, utilities turned off, a locked crawlspace, stored items blocking walls. Listing them is required by most standards. For the buyer, the limitations section is a to-do list of areas to follow up on before closing.

Also called: Significant deficiency

A problem with a system or component that could significantly affect the property's value or pose an unreasonable risk to people. InterNACHI's standards use this term; ASHI's use "significantly deficient." Normal wear and cosmetic flaws usually aren't material defects. These are the findings that drive repair requests.

An assessment for mold growth and the moisture behind it, sometimes with air or surface samples sent to a lab. The EPA notes there are no federal limits for mold, and when growth is visible, sampling usually isn't needed. Finding and fixing the moisture source is what matters.

Also called: NHIE

The standardized home inspector exam developed by the Examination Board of Professional Home Inspectors (EBPHI). Many licensing states use it as their required exam. It covers property and building systems, inspection methods and professional responsibilities.

Soil that slopes toward the foundation instead of away from it, directing rainwater against the walls. The International Residential Code calls for the ground to fall at least 6 inches within the first 10 feet from the house. Correcting grading and extending downspouts is among the cheapest ways to prevent basement water problems.

Also called: Phase inspection

Independent inspections of a home being built, typically at the foundation stage, before drywall, and before closing. They're separate from the municipal inspections a builder must pass, which check minimum code compliance, not workmanship or the buyer's interests.

In Texas, the days after the contract is signed when a buyer who paid an option fee to the seller can terminate for any reason. Buyers use it to complete inspections and negotiate repairs. Texas Real Estate Commission promulgated contracts set its terms; the number of days is negotiated.

An arrangement in which the inspection fee is collected through the title or escrow company at closing instead of at the inspection. It makes things easier for buyers, but the inspector takes on the risk of waiting or not being paid at all if the deal falls through, so terms belong in the inspection agreement.

Also called: PB pipe

A flexible plastic water supply pipe, usually gray, installed in many U.S. homes from the late 1970s to the mid-1990s. It has a history of failing without warning, which led to a large class-action settlement, and some insurers decline or surcharge homes that still have it. Inspectors note it where visible and recommend a plumber evaluate replacement.

An inspection of a new home after framing, rough plumbing, wiring and ductwork are installed but before insulation and drywall cover them. It is the last chance to see framing connections, fasteners, penetrations and rough-ins, and problems found now are far cheaper for the builder to fix.

Also called: Inspection agreement, Inspection contract

The contract the client signs before the inspection, setting the scope, fee, Standards of Practice followed, exclusions and limits of liability. Several states require a written agreement, and a clear, signed one is an inspector's first protection in a dispute. Most inspection software sends it for e-signature with the booking confirmation.

Also called: Seller's inspection

An inspection the seller orders before the home goes on the market, so problems can be fixed, priced in, or disclosed up front instead of surfacing mid-negotiation. Buyers usually still hire their own inspector. Under most state disclosure laws, a defect the seller learns about from the report becomes something they have to disclose.

A colorless, odorless radioactive gas from uranium in soil that can build up indoors. The EPA calls it the leading cause of lung cancer among nonsmokers, recommends fixing a home at 4 picocuries per liter (pCi/L) or more, and suggests considering it between 2 and 4. Testing is the only way to know, and it's a common add-on to a home inspection.

Also called: Sub-slab depressurization

The usual fix for high radon: a pipe through the basement slab or crawlspace membrane connected to a fan that draws soil gas from beneath the house and vents it above the roofline. The EPA recommends a qualified mitigation contractor and a follow-up test to confirm levels dropped. A manometer on the pipe shows whether the fan is running.

A return visit, usually before closing, to check whether repairs the seller agreed to were actually completed. It covers only the listed items, and inspectors typically charge a separate fee. Buyers should ask the seller for receipts and contractor invoices as well, since a visual check can't confirm how the work was done behind finished surfaces.

Able to be reached and viewed safely, without moving personal belongings, removing finished surfaces, or taking anything apart. Standards of Practice limit inspectors to readily accessible areas, which is why a packed garage, a stored-goods attic or a finished basement can limit what the report covers.

Also called: Repair addendum, Request for repairs

The buyer's written response to the inspection, asking the seller to make specific repairs, give a credit, or lower the price. The seller can agree, counter or refuse. Requests focused on safety and material defects, backed by the report and contractor estimates, tend to go further than long lists of minor items.

The front section of an inspection report that lists the most significant findings, usually safety hazards and items needing repair. Agents often build the repair request from it. The full report still governs: the summary leaves out context, limitations and lower-priority items the buyer should read.

A finding that poses a risk of injury now, such as an exposed wire, a missing stair handrail, a bathroom outlet without GFCI protection, or a water heater relief valve with no discharge pipe. Reports usually flag safety items separately so they stand out from maintenance notes, and most are inexpensive to correct.

Also called: Repair credit, Seller concession

Money the seller contributes at closing, often in place of making repairs, usually applied to the buyer's closing costs. Lenders cap these contributions: Fannie Mae, for example, limits them to between 2% and 9% of the price depending on occupancy and down payment. Agents check the loan's limit before agreeing to a large credit.

Also called: Seller's property disclosure statement

A form in which the seller reports known problems with the property, such as past water intrusion, roof leaks or repairs. Most states require one, but what must be disclosed varies by state. Inspectors and buyers compare it with the inspection findings; a disclosure doesn't replace an inspection.

An evaluation of a private wastewater system, usually including pumping the tank, checking baffles and the tank's condition, and assessing the drain field for saturation or failure. It's outside a standard home inspection, and some states and counties require one when a home is sold.

Also called: Sewer camera inspection

A camera run through the main sewer line from the house to the city connection or septic tank, looking for tree-root intrusion, cracks, separated joints, sags called bellies, and collapsed sections. A standard home inspection doesn't cover this pipe, and replacing it can cost thousands, so it's worth adding for older homes and lots with mature trees.

Also called: SOP

The document that sets the minimum an inspector must inspect and report, and what is excluded. Licensed states usually adopt their own standards; elsewhere inspectors generally follow the ASHI or InterNACHI standards. The standards define the scope the client is paying for, so they are often referenced in the inspection agreement.

A pump in a pit at the lowest point of a basement or crawlspace that discharges groundwater away from the house. Inspectors check that it runs, has a cover and discharges well clear of the foundation. A pump that runs often, or signs of past water, are worth asking the seller about.

Also called: Infrared inspection

Using an infrared camera to see surface temperature differences that can point to hidden moisture, missing insulation, air leaks or overheating electrical parts. It doesn't see through walls, and a cool spot isn't proof of a leak; inspectors confirm suspect areas with a moisture meter or other test.

Also called: Temperature and pressure relief valve

The safety valve on a water heater that opens if the temperature or pressure inside the tank gets dangerously high. Its discharge pipe must not be capped, reduced or threaded at the end, and the code requires it to end no more than 6 inches above the floor or a drain. A missing or improper discharge pipe is a common safety finding.

Also called: Informational inspection

Giving up the right to cancel or renegotiate based on the inspection, usually to make an offer stronger in a competitive market. Some buyers still get an "informational only" inspection to know what they're buying. Without the contingency, a serious defect found later is the buyer's to fix.

Laboratory testing of water from a private well, typically for coliform bacteria, nitrate, and local concerns such as arsenic or radon. The EPA does not regulate private wells, so the owner is responsible for water safety, and some loan programs and lenders require a passing test before closing.

Also called: Wind mit, OIR-B1-1802

A Florida inspection that documents a home's hurricane-resistant features, such as roof covering, roof-deck attachment, roof-to-wall connections, roof shape, secondary water resistance and opening protection, on the state's Uniform Mitigation Verification Inspection Form (OIR-B1-1802). Insurers use it to apply the windstorm premium discounts Florida law requires.

Also called: WDI, WDO, Termite inspection, NPMA-33

An inspection for termites, carpenter ants, wood-boring beetles and the damage they cause, often reported on the standardized NPMA-33 form. Some lenders and loan programs require one in certain areas. Many states require the person doing it to hold a pest-control license, so not every home inspector can offer it.