Property & Building Inspection
This is by far the largest domain on the NHIE, covering the physical inspection of every major system in a home. You must understand how roofing, exterior, structure, electrical, HVAC, plumbing, interior, insulation/ventilation, and fireplaces are built and how they fail. The emphasis is on recognizing defects and safety hazards during a visual, non-invasive inspection.
Roofing, Exterior, and Water Management
Water is the enemy of buildings, and much of the exterior inspection is about controlling it. On the roof, inspectors check shingle condition, flashing at penetrations and valleys, and edge details like drip edge that direct runoff into gutters instead of behind the fascia. On the ground, the finished grade should slope away from the foundation, roughly 6 inches of fall within the first 10 feet, so surface water drains away rather than pooling against the structure. Gutters, downspouts, and extensions should carry roof water well away from the foundation. Signs of past water problems, such as efflorescence or staining on masonry, tell the inspector that moisture has been moving through the assembly.
Structure and Foundation
The structural inspection looks at how loads travel from the roof down through walls and framing into the foundation and soil. Inspectors evaluate foundations for cracking, settlement, bowing, and moisture intrusion, and examine framing members like joists, rafters, and beams for damage, sag, or improper alteration. In crawlspaces, exposed soil should be covered with a vapor barrier to limit moisture that feeds wood decay and mold. Attached decks deserve special attention because improper ledger attachment, using nails instead of lag screws or through-bolts with flashing, is a leading cause of sudden collapse. The goal is to distinguish cosmetic cracks from movement that signals a structural concern.
Electrical, HVAC, and Plumbing Systems
These mechanical systems carry the highest concentration of safety hazards. In the electrical panel, inspectors look for issues like double-tapped breakers, improper wiring, missing GFCI/AFCI protection, and inadequate clearances; GFCI protection is expected at kitchens, baths, garages, and exterior receptacles where water raises shock risk. For heating, a cracked heat exchanger on a forced-air furnace is a critical defect because it can leak carbon monoxide into the breathing air. In plumbing, the water heater's temperature and pressure relief (TPR) valve must be present with a proper discharge pipe to prevent tank rupture and scalding, and cross-connections must be avoided so contaminated water cannot back-siphon into potable supplies.
Interior, Insulation, Ventilation, and Fireplaces
Inside the home, inspectors check walls, ceilings, floors, stairs, railings, and installed appliances for defects and safety items such as anti-tip brackets on ranges. Insulation and ventilation work together: balanced soffit intake and ridge exhaust in an attic wash away heat and moisture, while unbalanced or blocked ventilation causes condensation, mold, and premature shingle aging. Exhaust fans must discharge to the exterior, never into an attic where humid air condenses and rots framing. For fireplaces and flues, required clearances between hot surfaces and combustible framing must be maintained, and those spaces must never be packed with insulation, to prevent heat from igniting the wood over time.