Professional Practice
The scope of a home inspection
Every inspection is a visual, non-invasive, non-exhaustive survey of readily accessible systems, performed to a standard of practice. It is not a code compliance inspection, not a warranty, and not a prediction of future performance. You are not required to move stored goods, dismantle equipment, enter unsafe spaces, or operate systems that are shut down. When you cannot see something, say so in the report and describe the limitation - an undocumented limitation is the beginning of a complaint.
Writing the report
Report language should separate observation from opinion. Describe what you saw and where: "efflorescence and a 1/8-inch vertical crack on the west foundation wall at the crawlspace vent" beats "foundation problems." Avoid pass/fail language, avoid code citations as the basis of a finding, and avoid stating repair costs or remaining lifespan. Use "no visible evidence of" and "recommend evaluation by a qualified ____." Photograph and label findings, and note the method of observation.
Ethics and business
Maintain confidentiality to the client, disclose any conflict of interest, accept no referral fees or undisclosed compensation, and perform no repair work on a property you inspected - many codes of ethics use a 12-month window. Carry insurance, use a written pre-inspection agreement, and keep records.
Worked example
A client asks whether an older furnace "will make it through the winter." The correct answer is that you cannot predict life expectancy; you can describe the observed condition - age, flame pattern, rust in the burner compartment - and recommend evaluation by a licensed HVAC contractor.