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What Home Inspectors Can’t Do (But Buyers Think We Do)

ByAlan

What Home Inspectors Can’t Do (But Buyers Think They Do)

Spoiler: We don’t carry X-ray goggles, a crystal ball, or a “deal killer” stamp.

When people hear “home inspector,” they picture someone who shows up with a flashlight, finds every flaw in a house, and decides whether it passes or fails. Yeah… that’s not how this works.

So let’s fix the biggest myths about home inspectors — and what we actually can (and cannot) do during an inspection.

Myth #1: Home inspectors “pass” or “fail” a house

Nope. We’re not judges on a TV talent show. A home inspection is not a pass/fail test — it’s a fact-finding report.

  • We document defects, safety issues, and maintenance items.
  • We help the buyer make an informed decision.
  • The house doesn’t pass or fail — it simply is what it is.

Myth #2: We enforce building code

A home inspector isn’t a code officer, city inspector, or permit police. We may note something that appears out of date or unsafe, but we don’t cite code or force updates to current standards.

(If we did, most older homes would need a full-scale renovation.)

Myth #3: We can see through walls

Shocking, we know — but no X-ray vision, night-vision goggles, or telepathic defect sensors here. If it’s visible and accessible, we inspect it. If the electrical panel is blocked by 47 storage totes… that panel stays mysterious.

  • We can’t see inside walls, behind large furniture, or under finished flooring.
  • We can’t predict what the home will look like in three years.

Myth #4: We estimate repair costs

Common question: “So how much to replace this roof?” We identify what needs attention, but pricing depends on contractor, material, market, and scope. We stay in our lane — diagnosis, not pricing.

Myth #5: We decide what must be repaired before closing

Nope — not our job. Here’s the order of authority:

  1. Buyer
  2. Buyer’s agent
  3. Seller
  4. Seller’s agent
  5. Negotiation

Somewhere far down that list: the home inspector. Our role is to provide information — not instructions.

Myth #6: The inspector guarantees the future condition of the home

An inspection is a snapshot of the home on that day. We can’t guarantee the furnace won’t fail in two months or the water heater won’t quit next spring — that’s why warranties and service plans exist.

So what do home inspectors actually do?

  • Evaluate major systems (roof, structure, foundation, plumbing, electrical, HVAC)
  • Identify defects and safety concerns
  • Clarify maintenance vs. major issues
  • Give buyers peace of mind before closing
  • Help realtors avoid last-minute surprises
  • Explain findings calmly and clearly

In short: We’re here to inform — not to scare, sell, or sabotage.

Buying a home in Columbia, MO?

If you want a thorough inspection without the drama, AW Inspections is here to help.

📅 Schedule an inspection:
awinspectionsllc.com/contact
📞 Call/Text: 618-483-3924
📄 Want to see a sample report? Email us and we’ll send one.

Certified • Experienced • Trusted — AW Inspections, LLC — Serving Columbia, MO and surrounding areas

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