As with everything in life, it's always best to shop around. That includes shopping for a home inspector to do your home inspection.

There are many trade associations for home inspectors, some national and some state. While all of the trade associations have similar Standards of Practice, not all trade associations have similar entrance requirements.

Most require only that you send them a check for the membership dues, and then you can fulfill their requirements for knowledge, experience, and number of fee-based inspections during the first 12 or 18 months of "membership."

Because of that, it's vitally important that you know exactly what a home inspection will cover in your state. I recently read a Realtor's post stating that "All kitchen appliances will be run through their cycle to make sure that they function properly. The refrigerator will be tested for temperature and seals. The range, microwave, disposer will all be run to make sure they know what to do."

While her post hopefully is specific to her area, in most states, "all kitchen appliances" WILL NOT be run through they cycles. In some states, all kitchen appliances are even specifically excluded.

To the best of my knowledge, personal property is always specifically excluded by the many Standards of Practice for the various home inspector trade associations, which means the refrigerator WILL NOT be tested for temperature and seals, nor will washers and dryers and countertop microwaves be operated, inspected, or tested.

Although I exclude refrigerators in my home inspections, I will specifically include them if they are built in, as many Sub-Zero refrigerators are, and as are many refrigerators in high-rise condominium towers.

If the washer and dryer convey, I will inspect, test, and operate them IF AND ONLY IF my Clients request it because they are still considered personal property, and rarely do they convey prior to the home inspection; rather, they become involved in negotiations after the home inspection.

Readers should ask the home inspectors they are considering using, in advance of the home inspection, what is included and what is excluded. Many home inspectors will include something that would otherwise be excluded for an additional fee to pay for the insurance they need to operate, test, and inspect those appliances.

Although I often do more than the minimum required by the Standards of Practice of the International Association of Certified Home Inspectors, to which I belong, I'm still limited by what my various insurance policies will cover, and I follow the advice of my attorneys (usually -- LOL).

Here is the current licensing situation in the States that have licensing for home inspectors.

Following are links to the Standards of Practice for the various national home inspector trade associations:

1. International Association of Certified Home Inspectors
2. American Society of Home Inspectors
3. National Association of Home Inspectors
4. American Institute of Inspectors

Following are links to the Standards of Practice for the various State home inspector trade assocations. If the SOP is not available, it typically means that it is available to members only or through another entity, such as the State.

1. California Real Estate Inspectors Association
2. Florida Association of Building Inspectors
3. Georgia Association of Home Inspectors (PDF file)
4. Kentucky Real Estate Inspectors Association
5. Louisiana State Board of Home Inspectors (PDF file)
6. New Jersey Association of Licensed Professional Home Inspectors (SOP not available from web site)
7. Nevada Association of Certified Real Estate Inspectors (SOP not available from web site)
8. North Carolina Licensed Home Inspector Association (SOP not available from web site)
9. Southern Nevada Assocation of Professional Property Inspectors (SOP not available from web site)
10. Texas Association of Real Estate Inspectors
11. Wisconsin Association of Home Inspectors

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