These 5 questions cover describing defects, recommending action, limitations and report writing. On the National Home Inspector Examination they fall under Analysis & Reporting (20% of the exam). Try each one before you open the answer: the explanation matters more than the letter.
1. A client complains the inspector did not inspect the irrigation system. The inspector’s BEST response is that
- irrigation is inspected only when the client asks
- the inspector overlooked it and will return to inspect
- irrigation systems cannot be inspected by home inspectors
- the SoP sets the minimum scope, and irrigation is excluded
Show answer
Answer: D. the SoP sets the minimum scope, and irrigation is excluded
The Standards of Practice establish the minimum systems and components to be inspected and reported. Items not listed—irrigation, pools, outbuildings in many SoPs—are outside the required scope. The pre-inspection agreement should reference the SoP so the client knows this in advance.
Memory tip: SoP = the floor, and the fence.
2. Which of the following best describes the purpose of a home inspection report?
- To provide an appraisal of the home's value
- To provide a warranty on the home's systems and components
- To document observations, findings, and advice in writing
- To legally certify the condition of the home
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Answer: C. To document observations, findings, and advice in writing
The home inspection report documents the inspector's observations, findings about the condition of systems and components, and recommendations. It is a written record for the client's information.
Memory tip: Inspection report = written documentation of findings and recommendations for the client.
3. Which of the following BEST describes this report statement? “The roof was covered with snow and was not inspected. The roof covering is excluded from this report.”
- an inappropriate refusal to inspect the roof
- a proper disclaimer of an item that could not be observed
- an overstatement, since the attic shows the roof
- a statement that voids the inspection agreement
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Answer: B. a proper disclaimer of an item that could not be observed
Disclaiming an item removes it from the scope of the report, with the reason stated. When conditions prevent observation, a clear disclaimer tells the client the item was not evaluated and protects the inspector from liability for unseen conditions.
Memory tip: Can’t see it? Disclaim it, with the why.
4. A report describes a cracked heat exchanger, a loose porch guard, and a chipped bathroom tile. Which is NOT a material defect?
- the cracked heat exchanger
- the loose porch guard
- all three are material defects
- the chipped bathroom tile
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Answer: D. the chipped bathroom tile
A material defect is a condition that significantly affects the value, habitability, or safety of the property. A cracked heat exchanger (CO) and a loose guard (fall) are material; a chipped tile is cosmetic. Distinguishing them helps clients prioritize.
Memory tip: Material = value, health, or safety.
5. The inspector declines to move a heavy armoire to inspect the wall behind it. This is consistent with the scope because
- the inspection covers only what is visible and accessible
- inspectors are never permitted to move furniture
- the client did not request that the wall be inspected
- the wall was adequately inspected from the other side
Show answer
Answer: A. the inspection covers only what is visible and accessible
“Visible and accessible” means observable without moving personal property, removing finishes, using special tools, or risking damage. The report should note that the area behind stored items or furniture was not inspected.
Memory tip: Visible and accessible—no moving, no breaking.