Home inspectors are not allowed to do anything that goes beyond a visual, non-invasive look at the parts of a house they can safely reach on the day of the visit. That means no cutting into walls, no turning on systems that were shut off, no lab testing for hazards like radon or mold, no judgments about code compliance or market value, and no steering you toward specific contractors. The two main industry rulebooks, from the American Society of Home Inspectors (ASHI) and the International Association of Certified Home Inspectors (InterNACHI), set these limits, and knowing them before inspection day tells you which specialists you still need to hire.
Nothing Invasive, Nothing Moved
A home inspection is visual only. The inspector reports on what they can see and reach. They cannot drill into walls, cut drywall behind a stain, pull up carpet to check a subfloor, or take apart a system or component unless the standard specifically calls for it. A water-damaged ceiling gets noted and referred out; opening it up to find the leak is off limits.1American Society of Home Inspectors. ASHI Standard of Practice 2026
The rule extends to anything in the way. Inspectors are not required to move furniture, appliances, stored boxes, plants, snow, ice, or debris to get at what’s behind or beneath them.1American Society of Home Inspectors. ASHI Standard of Practice 2026 If a bookshelf covers the electrical panel, the inspector notes the obstruction and keeps going. Ask the seller to clear access ahead of time, because clearing it is not the inspector’s job.
Places They Don’t Have to Go
Anything that isn’t “readily accessible” is outside the scope. The inspector doesn’t have to enter crawl spaces that are too tight or risk damage, walk attics with no safe path, or move through areas concealed by insulation.2InterNACHI. International Standards of Practice for Performing a General Home Inspection If the inspector judges an area dangerous, they can skip it and note in the report that it was inaccessible.
Roofs catch buyers off guard. Neither ASHI nor InterNACHI requires an inspector to walk on a roof. Steep pitch, wet surfaces, height, or fragile roofing material are all reasons to stay on the ground and look from a ladder, with binoculars, or by drone. Underground items — buried oil tanks, irrigation lines, septic systems — are excluded because there’s nothing visual to inspect.2InterNACHI. International Standards of Practice for Performing a General Home Inspection
Wiring inside finished walls, plumbing behind ceilings, and insulation under drywall are invisible on a visual inspection. Exposed wiring in a basement or an open junction box can be evaluated. What’s concealed can’t be, because reaching it would mean the destructive testing inspectors are not allowed to perform.
Systems They Won’t Turn On
Inspectors are prohibited from operating a system that has been shut down or doesn’t respond to normal controls. If the main water supply is closed, they won’t open it. If a furnace is off and disconnected, they leave it. The same goes for shut-off valves, manual stop valves, and automatic safety controls.1American Society of Home Inspectors. ASHI Standard of Practice 2026 A system was often turned off for a reason, and forcing it on can cause real damage.
They also cannot light pilot lights, burners, or any flame that requires manual ignition.2InterNACHI. International Standards of Practice for Performing a General Home Inspection A gas water heater with no pilot stays unlit. On a vacant, winterized home, this often means scheduling a second visit with utilities restored so the systems can actually be tested. Central air is a related issue: most inspectors won’t run an AC system in cold weather because the compressor can be damaged, so a cold-day inspection may leave the AC untested.
Testing That Requires a Specialist
A home inspection is a generalist survey. Anything that needs lab equipment, sampling protocols, or a separate license falls outside the scope. The 2026 ASHI standard explicitly excludes determining the presence of:1American Society of Home Inspectors. ASHI Standard of Practice 2026
- Environmental hazards such as radon, asbestos, lead paint, formaldehyde, electromagnetic radiation, and contaminants in soil, water, or air
- Biological hazards such as mold, fungus, allergens, and animal waste
- Wood-destroying organisms such as termites and other pests that damage structural wood
Each needs its own professional. Radon takes a multi-day monitor. Asbestos needs lab analysis of a material sample. Termite inspections are done by a licensed pest control professional and are often required separately by the lender. For a home built before 1978, a lead paint assessment is a separate booking.
Pools, spas, wells, and septic systems also sit outside most standard inspections. InterNACHI excludes underground items and systems that need specialized evaluation.2InterNACHI. International Standards of Practice for Performing a General Home Inspection Hire a dedicated inspector for each one; septic problems in particular can run into tens of thousands of dollars.
No Calls on Code Compliance
A home inspector evaluates whether systems function and appear safe. They do not decide whether anything meets building code. The ASHI standard says inspectors are not required to determine compliance with “past and present requirements, guidelines, codes, standards, regulations, laws, ordinances, specifications, installation and maintenance instructions,” and the list continues from there.1American Society of Home Inspectors. ASHI Standard of Practice 2026 A handrail may be sturdy and functional but still violate current code on spacing. The inspector reports the condition, not the legality. Code enforcement belongs to the municipal building inspector; the two roles don’t overlap.
The same logic applies to unpermitted work. If a basement was finished without permits but the work looks sound, the inspector may report no visible defects. Finding out whether permits were pulled requires a records search at the local building department.
Opinions They’re Not Allowed to Give
Several restrictions exist to keep the inspector’s financial interests from bending their findings.
No Valuations or Buy-Don’t-Buy Advice
An inspector cannot provide an appraisal or any opinion on market value. That belongs to a licensed appraiser working under separate standards. The ASHI standard also says inspectors are not required to determine “the advisability of purchasing the property.”1American Society of Home Inspectors. ASHI Standard of Practice 2026 Their role is to describe condition. The decision is yours. An inspector who tells you to walk away from a deal has stepped outside their lane.
No Repair Work After the Inspection
Inspectors are prohibited from performing or offering to repair, replace, or upgrade any system or component they covered in the inspection for one year after the inspection date.3American Society of Home Inspectors. ASHI Code of Ethics Without that rule, an inspector could overstate a defect and bid on the fix. The one-year cooling period keeps the money on one side of the wall.
No Paid Referrals
Inspectors cannot accept compensation for recommending contractors, services, or products to you or to anyone else in the transaction.3American Society of Home Inspectors. ASHI Code of Ethics That includes paying real estate agents for referrals and paying to appear on preferred-vendor lists, which ASHI treats as a conflict that shifts loyalty away from the client.4American Society of Home Inspectors. Can an Inspector Pay Real Estate Agents a Referral Fee? A good inspector points you toward “a qualified electrician” or “a licensed plumber” rather than a specific business card. If yours is pushing a particular contractor, take note.
Other Limits Worth Knowing
A few more exclusions trip up buyers:
- Remaining life expectancy. An inspector can say a roof looks worn but cannot predict how many years it has left.1American Society of Home Inspectors. ASHI Standard of Practice 2026
- Repair cost estimates. Expect a description of the problem, not a dollar figure.
- Cosmetic defects. Scratched floors, peeling paint in post-1978 homes, and dented siding are generally not reported unless they suggest something deeper.
- Low-voltage systems. Phone lines, cable wiring, security systems, intercoms, and smart-home devices sit outside the standard scope.2InterNACHI. International Standards of Practice for Performing a General Home Inspection
- Engineering and surveying. Property boundaries, structural engineering analysis, and land surveys belong to other professionals.
What the Pre-Inspection Contract Narrows Further
Before the walk-through, you’ll sign a pre-inspection agreement. Almost all of them contain a clause capping the inspector’s financial liability at the cost of the inspection, typically a few hundred dollars. If the inspector misses a $40,000 foundation issue, the contract may limit your recovery to the fee you paid.
Courts in most states have upheld these caps when they’re clearly written and prominently displayed. A handful have pushed back. Wisconsin bars inspectors from disclaiming liability for failing to follow the state’s standards of practice. New Jersey courts have found certain low caps unconscionable. Enforceability varies by state, so read the agreement carefully and ask about the cap if it isn’t obvious. One point holds up across jurisdictions: a liability cap generally won’t shield an inspector from gross negligence or intentional misconduct, so an inspector who clearly saw a problem and chose not to report it may not be protected by the contract.