What Does a Home Inspection Include in Ohio and Indiana?

Buying a home is a major decision, and a professional home inspection can help you better understand the property before moving forward. A home inspection is a visual evaluation of the home’s readily accessible systems and components—not a guarantee that every defect will be discovered and not a code-compliance inspection.

During a typical inspection, the inspector evaluates areas such as the roof, exterior, structure, electrical system, plumbing, heating and cooling equipment, attic, insulation, interior rooms, and installed appliances. The specific scope may vary depending on the home’s design, condition, accessibility, and the standards and licensing requirements that apply.

RH Inspections, LLC provides detailed home inspections for buyers, sellers, and homeowners throughout Northwest Ohio and Northeast Indiana. This guide explains the major areas generally included in an inspection, common limitations, and what you can expect from the inspection process.

Roof and Exterior

The roof and exterior protect the home from weather and moisture. The inspector evaluates visible and accessible components for signs of damage, deterioration, improper installation, and conditions that may allow water intrusion.

This portion of the inspection generally includes:

• Roof-covering materials, flashing, penetrations, and visible drainage conditions

• Gutters and downspouts

• Chimneys and roof-mounted components

• Exterior siding, trim, doors, windows, and wall penetrations

• Porches, decks, balconies, steps, walkways, and accessible railings

• Grading, drainage, and vegetation near the structure

• Visible portions of attached garages and exterior structures included within the inspection scope

The method used to inspect the roof depends on its height, slope, material, weather conditions, and overall safety. When walking the roof is unsafe or impractical, observations may be made from the ground, eaves, accessible windows, or with a drone when appropriate. Some areas may remain concealed or inaccessible.

Structure, Foundation, Basement, and Crawlspace

The home’s structural components transfer loads from the roof and upper floors down to the foundation. The inspector evaluates visible and accessible portions of these components for signs of movement, deterioration, moisture intrusion, damage, or other conditions that may warrant repair or further evaluation.

This portion of the inspection generally includes:

• Visible foundation walls, slabs, and piers

• Beams, columns, posts, joists, and accessible floor framing

• Visible wall and roof-framing components

• Basement and crawlspace conditions

• Signs of water intrusion, excessive moisture, or inadequate drainage

• Visible cracking, displacement, sagging, or deterioration

• Crawlspace ventilation and the presence or condition of a ground vapor barrier

Finished walls and ceilings, stored belongings, insulation, low clearance, standing water, unsafe conditions, and obstructed access can limit the inspection. A home inspection does not include engineering calculations or determine the structural adequacy of concealed components. When significant concerns are observed, further evaluation by a qualified structural professional may be recommended.

Plumbing System

The electrical system is evaluated for visible safety concerns, damage, deterioration, and improper conditions within the scope of a home inspection. The inspection is not a comprehensive electrical-code review, and concealed wiring cannot be evaluated.

This portion of the inspection generally includes:

• The visible service entrance and service equipment

• Main electrical panels and accessible subpanels

• Visible branch-circuit wiring and overcurrent protection

• A representative number of switches, lighting fixtures, and receptacles

• Ground-fault circuit interrupter (GFCI) and arc-fault circuit interrupter (AFCI) protection where present and accessible

• Visible grounding and bonding components

• Smoke and carbon-monoxide alarms where present

• Readily accessible electrical components in garages, basements, attics, crawlspaces, and exterior areas

When safe and accessible, panel covers may be removed to observe interior components. Furnishings, stored items, locked panels, energized hazards, concealed wiring, and other unsafe conditions may limit the inspection. Electrical concerns may require further evaluation and repair by a qualified electrician.

Electrical System

The plumbing inspection focuses on visible and accessible water-supply, drainage, waste, venting, fixture, and water-heating components. Fixtures are operated when conditions permit to evaluate basic function, drainage, and signs of active leakage.

This portion of the inspection generally includes:

• Visible water-supply and distribution piping

• Visible drain, waste, and vent piping

• Sinks, faucets, toilets, bathtubs, and showers

• Functional drainage at accessible fixtures

• The water heater and visible connections

• Accessible shutoff valves

• Sump pumps and related components where present

• Visible plumbing penetrations and indications of leakage or water damage

The inspection cannot determine the condition of concealed piping, underground service lines, buried drains, or sewer laterals. Water quality, private wells, septic systems, and sewer-camera inspections are outside a standard home inspection unless specifically included as an additional service. Intermittent leaks or drainage problems may not be evident during the limited inspection period.

Ventalation

Cooling system

Heating System

The heating-system inspection focuses on visible and accessible heating equipment, distribution components, controls, venting, and related safety conditions. The system is operated when conditions permit to evaluate basic function and observe readily apparent defects.

This portion of the inspection generally includes:

• Furnaces, boilers, heat pumps, and other permanently installed heating equipment

• Accessible thermostats and normal operating controls

• Visible ductwork, piping, registers, and distribution components

• Combustion-air provisions where applicable

• Visible exhaust flues, vent connectors, and chimneys serving heating equipment

• Accessible fuel-supply connections and shutoff valves

• Condensate drainage components where present

• General condition of accessible heating equipment and surrounding components

The inspection does not determine the remaining service life, efficiency, or internal condition of heating equipment. Heat exchangers and other concealed internal components are not fully visible during a standard home inspection. Specialized testing, combustion analysis, duct-pressure testing, and invasive evaluation are outside the scope of a standard inspection. Some intermittent or performance-related problems may not be evident during the limited inspection period.

The cooling-system inspection focuses on visible and accessible cooling equipment, controls, distribution components, condensate management, and readily observable installation conditions. The system is operated when weather and equipment conditions permit to evaluate basic function.

This portion of the inspection generally includes:

• Central air-conditioning and permanently installed cooling equipment

• Exterior condenser units

• Accessible indoor evaporator and air-handling components

• Thermostats and normal operating controls

• Visible refrigerant lines and insulation

• Accessible ductwork, registers, and distribution components

• Condensate drains, pumps, and drain pans where visible

• General condition of accessible electrical disconnects and equipment connections

Cooling systems may not be operated when outdoor temperatures or other conditions could damage the equipment. The inspection does not determine refrigerant charge, system capacity, efficiency, remaining service life, or the internal condition of sealed components. Specialized HVAC testing, refrigerant testing, and invasive evaluation are outside the scope of a standard home inspection. Intermittent or performance-related problems may not be evident during the limited inspection period.

The ventilation inspection focuses on visible and accessible components intended to remove moisture, odors, and indoor air from bathrooms, kitchens, attics, and other areas of the home. Accessible ventilation equipment is operated when conditions permit to evaluate basic function and identify readily observable deficiencies.

This portion of the inspection generally includes:

• Bathroom exhaust fans

• Kitchen exhaust fans and range hoods

• Dryer exhaust venting where visible and accessible

• Visible attic ventilation components

• Soffit, ridge, roof, and gable ventilation where present

• Accessible exhaust ducts and termination points

• Visible signs of improper exhaust termination

• General indications of moisture or ventilation-related concerns in accessible areas

The inspection does not measure whole-house air-exchange rates, indoor-air quality, duct leakage, airflow volume, or the effectiveness of concealed ventilation components. Concealed ductwork and inaccessible termination points cannot be fully evaluated. Specialized airflow testing, indoor-air-quality testing, and mechanical ventilation-system balancing are outside the scope of a standard home inspection unless specifically included as an additional service.

Interior, Windows, Doors, and Stairs

The interior inspection evaluates visible and accessible components for conditions that may affect safety, function, or the home’s overall performance. Cosmetic imperfections are generally outside the scope unless they indicate a potentially significant underlying concern.

This portion of the inspection generally includes:

• Walls, ceilings, and floors

• A representative number of windows and interior doors

• Stairways, steps, handrails, and guards

• Built-in cabinets and countertops

• Visible signs of moisture intrusion or water damage

• Accessible fireplaces and solid-fuel-burning components

• Permanently installed safety components

• Garage vehicle doors and automatic-reverse features where present

Furniture, rugs, wall coverings, stored belongings, and finished surfaces can conceal defects. The inspector does not move heavy furnishings, remove flooring or wall finishes, or evaluate purely cosmetic conditions. Window operation may be limited to a representative number when many similar windows are present.

Attic, Insulation, and Roof-Space Ventilation

The attic can reveal important information about the roof structure, insulation, ventilation, moisture conditions, and components that pass through or terminate within the space.

This portion of the inspection generally includes:

• Visible roof framing and sheathing

• Accessible attic insulation and its approximate depth

• Visible attic ventilation components

• Exhaust ducts and their visible termination points

• Signs of roof leakage, condensation, or moisture damage

• Visible electrical, plumbing, and mechanical components within the attic

• Accessible attic openings, stairs, and pull-down ladders

Attic access may be limited by low clearance, insulation, stored belongings, unsafe framing, excessive heat, suspected hazardous materials, or the risk of damaging finished surfaces. Insulation is not removed, and concealed areas beneath it cannot be fully evaluated.

What Is Not Included in a Standard Home Inspection?

Permanently installed kitchen appliances may be operated through normal controls when they are included in the inspection and conditions permit. The purpose is to determine whether the appliance responds to basic controls—not to evaluate every setting, feature, or remaining service life.

Appliances commonly evaluated may include:

• Ranges, ovens, and cooktops

• Built-in microwaves

• Dishwashers

• Garbage disposals

• Kitchen exhaust systems

• Other permanently installed appliances included within the agreed inspection scope

Refrigerators, washers, dryers, portable appliances, appliance accessories, self-cleaning cycles, timers, temperature calibration, and cosmetic conditions are generally outside the standard inspection scope. An appliance that operates during the inspection may still require future maintenance or repair.

Installed Appliances

A home inspection provides valuable information, but it cannot identify every possible condition. It is a visual, non-invasive evaluation of readily accessible components at a specific point in time.

A standard inspection generally does not include:

• Destructive testing or opening finished walls, ceilings, or floors

• Moving heavy furniture, stored belongings, or permanently installed materials

• Building-code, zoning, permit, or property-boundary determinations

• Engineering calculations or guarantees of structural adequacy

• Environmental testing, mold sampling, or indoor-air-quality testing unless separately requested

• Testing for asbestos, lead-based paint, or other hazardous materials

• Pest or wood-destroying-insect inspections unless specifically included

• Sewer-camera inspections, private-well testing, or septic-system evaluations

• Predictions regarding future performance or the remaining life of components

Conditions can change after the inspection, and some defects may remain concealed or may not be active during the inspection period.

Additional Inspection Services

Depending on the property and the client’s concerns, additional inspection services may provide useful information beyond the standard visual home inspection. RH Inspections offers mold testing, thermal imaging, and FAA-licensed drone inspection services.

Mold testing can help evaluate indoor conditions when there are moisture concerns, visible suspect growth, musty odors, or other reasons to investigate further. Thermal imaging may help identify temperature differences associated with moisture, insulation deficiencies, electrical concerns, or heating and cooling performance. Drone inspections can provide additional views of roofs, chimneys, exteriors, outbuildings, land, and other difficult-to-access areas when conditions permit.

These tools and services supplement the inspection but do not eliminate accessibility limitations or guarantee that every concealed condition will be discovered.

Schedule a Home Inspection in Northwest Ohio or Northeast Indiana

RH Inspections, LLC provides reliable, thorough home inspections for buyers, sellers, and homeowners throughout Van Wert, Northwest Ohio, and Northeast Indiana. Inspections are performed by Ross Shartzer, an Ohio- and Indiana-licensed home inspector and InterNACHI Certified Professional Inspector.

Contact RH Inspections to discuss the property, available inspection services, and scheduling.