For licensed inspectors
How to assess appliances in a home inspection
In a home inspection, appliances are checked visually and by a representative operate when it is safe: look for leaks, rust, missing anti-tip brackets, damaged cords, and whether the unit turns on—then note age, brand, and that a full diagnostic is beyond a general inspection.
A field guide for inspecting kitchen and laundry appliances: what to operate, what to photograph, and how to write findings without over-promising.
Scope
A general home inspection is not an appliance repair visit. You typically confirm the unit is present, installed in a reasonable way, and responds to a normal operate (oven heat, dishwasher fill/drain cycle start, washer spin, dryer heat if venting looks intact). You do not time a full cook cycle, pull every machine out, or certify remaining life.
If the house is vacant and utilities are off, say so. Do not bypass a disconnected gas valve or a missing water supply just to “test” it.
Kitchen
Range or cooktop: fuel type (gas vs electric vs induction), missing knobs, ignition, whether burners light, oven bake if you use it, anti-tip device on a freestanding range, and the condition of the cord or gas connector. Photograph the data plate if it is readable without dismantling.
Dishwasher: supply and drain connections, signs of leakage under or at the kickplate, door gasket, and a short operate. Refrigerator: cooling if running, ice maker leaks, water line. Microwave: only if built-in and you choose to include it—many inspectors note it as present and not tested as a cooking appliance.
Laundry
Washer: standpipe height, supply valves, signs of past overflow, braided lines vs. old rubber. Dryer: fuel type, vent material (flexible foil vs. rigid/semi-rigid), lint at the termination, and heat on a short cycle. Gas dryers need combustion air and a proper shutoff; do not operate if you smell gas or the connector is damaged.
What to write
State what you did (“dishwasher operated through a short cycle; no leak observed at the kickplate”) and what you did not (“did not confirm every program or pull the unit”). Recommend a technician when you see scorch at a receptacle, a gas odor, a disconnected vent, or rust that suggests a hidden leak. Age from a serial decoder is a clue, not a warranty.
Common questions
- Are appliances required in a home inspection?
- Standards of practice vary. Many inspectors include built-in appliances that stay with the house. Freestanding extras are often “present, not tested” unless your contract says otherwise.
- Should I tell the buyer the fridge will last five years?
- No. Report condition and typical useful life in general terms if you use that language, and send remaining-life questions to a specialist or the manufacturer.
Are appliances required in a home inspection?
Standards of practice vary. Many inspectors include built-in appliances that stay with the house. Freestanding extras are often “present, not tested” unless your contract says otherwise.
Should I tell the buyer the fridge will last five years?
No. Report condition and typical useful life in general terms if you use that language, and send remaining-life questions to a specialist or the manufacturer.