What a Home Inspection Can and Cannot Tell You

A home inspection helps a buyer understand the observable physical condition of a property before making or completing a financial commitment. Its value depends on a clear scope, disciplined observation and a report that distinguishes established findings from questions that still require investigation.

HIDD uses the InterNACHI Home Inspection Standards of Practice as its reference standard. InterNACHI defines a home inspection as a non-invasive visual examination of accessible areas and states that the inspection reflects conditions observed on the inspection date.

For a Lagos property, HIDD's agreed engagement can cover structural indicators, roofing, plumbing, electrical installations, drainage, moisture, workmanship, mechanical systems and life-safety concerns. The depth of assessment depends on safe access, the system involved and the tests included within the engagement.

What the inspection is trying to establish

The inspection is designed to identify material defects and conditions that deserve the buyer's attention. Depending on the property, findings may include:

• cracking or movement indicators;
• evidence of water penetration, dampness or roof failure;
• plumbing defects and drainage concerns;
• observable electrical defects or unsafe conditions;
• defective doors, windows, finishes and fittings;
• poor workmanship or incomplete construction;
• mechanical-system concerns within the agreed scope;
• conditions that justify further specialist assessment.

The distinction between observation and diagnosis matters. A crack can be recorded, measured and considered in context while its cause may require structural investigation. Moisture can be identified and traced as far as the inspection allows while concealed pipework or waterproofing may require opening-up works. An electrical installation can present observable concerns while definitive testing may require a suitably qualified specialist.

A useful report explains the observation, its significance and the next step where the evidence is insufficient for a firm conclusion.

Access defines part of the answer

No inspection can assess an area that cannot be reached safely or that is concealed behind finishes without an agreed invasive investigation.

Roof spaces, plant rooms, service ducts, locked rooms, concealed plumbing, underground drainage and enclosed structural elements can all create limitations. The report should state those limitations clearly because an uninspected area remains an unresolved part of the buyer's property assessment.

InterNACHI also states that its general home inspection is not technically exhaustive and will not identify concealed or latent defects. That limitation is useful for interpreting a favourable report. The report describes the evidence available within the agreed scope on the inspection date.

Physical condition is one part of the acquisition

The inspection deals with the building and site condition. Ownership, title documentation, market value and neighbourhood risk require separate evidence and methods.

HIDD treats those questions through Legal Due Diligence, Valuation and Risk Intelligence. Keeping the disciplines separate improves the quality of the inspection because each conclusion can be tied to the evidence appropriate to it.

Apartment buildings require an agreed scope

InterNACHI's general home inspection standard applies to properties with four or fewer residential units. Many Lagos apartment developments contain substantially more units.

HIDD therefore uses the standard as a reference while defining the actual apartment inspection through the engagement. The buyer should establish which common areas and shared systems will be considered, what access can be obtained and which systems require specialist testing.

The inspection report should record both the findings and the limitations. That gives the buyer a clearer view of what has been established and what remains open before the transaction moves further.

This article is general information and is not advice on any specific property or transaction. The scope and legal effect of any engagement depend on the facts, documents and agreed terms applicable to that matter. For property due diligence, inspection, risk intelligence or valuation enquiries, contact HIDD Advisory.