A structural and mechanical inspection is limited to what your inspector can gain access to and visibly observe. For example if the roof pitch is too steep to walk on the inspection will be limited to what can be seen from the ground with binoculars or from the top of a ladder. Another example would be if the attic is cluttered with stored items or the crawl space clearance is too low, the inspection will be limited to what can be seen from the access or scuttle.
A Professional Inspector has extensive training in many areas, but is still considered a generalist, not a specialist. If your inspection finds an indication of a possible problem with say, the air conditioning system, you should consider calling a specialist in that field for further evaluation.
In almost all cases, an inspector will find several things to report; even in new or well maintained homes. The inspection itself is not a guarantee nor should it be considered a warranty. If you are concerned about future problems, you may want to consider purchasing a home warranty from such a company.
Scope Defined
Below you will find an exerpt from the Texas Real Estate Commision Standards of Practice regarding the scope of inspection.
"(b) Scope.
(1) The standards of practice are the minimum levels of inspection practice required of inspectors for the accessible parts, components, and systems typically found in improvements to real property, excluding detached structures, decks, docks and fences. The inspector may provide a higher level of inspection performance than required by the standards of practice and may inspect parts, components, and systems in addition to those described by the standards of practice.
(2) The inspector shall:
(A) inspect items, parts, systems, components and conditions which are present and visible at the time of the inspection, but the inspector is not required to determine or estimate the remaining life expectancy or future performance of any inspected item, part, system or component;
(B) operate mechanical and electrical equipment, systems, and appliances during an inspection in normal modes and operating range at the time of the inspection;
(C) report which of the parts, components, and systems present in the property have or have not been inspected;
(D) report as in need of repair inspected parts, components or systems that are not functioning or that the standards of practice require the inspector to report as in need of repair;
(E) address all of the parts, components, and systems contained in the standards of practice in the property being inspected.
(F) complete the standard inspection report form under §535.223 of this title (relating to Standard Inspection Reports)if that section applies;
(G) identify in any written report the inspector who performed the inspection by name and license number;
(H) comply with any other law or license requirement necessary to perform inspections or services other than what is required by the standards of practice, such as an air-conditioning and refrigeration contractor license which may be required for the inspector to make a direct in-line connection to a refrigerant system, or a structural pest control license which may be required to perform a wood-destroying-insect inspection;
(3) In the event of a conflict between a specific provision and a general provision in the standards of practice, the specific provision controls. The standards of practice do not apply to the following:
(A) parts, components or systems other than those specifically described;
(B) conditions other than those specifically described, such as environmental conditions, presence of toxic or hazardous wastes or substances, presence of termites or other wood-destroying insects or organisms, compliance with codes, ordinances, statutes or restrictions or the efficiency, quality, durability of any item inspected;
(C) any part, component or system the inspector excludes under the departure provision in this section; and
(D) any determination of insurability or warrantability of any part, component or system."
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