Inspecting Appliances

Appliances tend to occupy an odd place in a home inspection. They’re familiar, almost domestic in a way roofs and foundations are not, and that familiarity can make people assume more certainty than the process allows. According to InterNACHI Standards of Practice (interNACHI.org), inspectors evaluate appliances for basic operation and visible defects—not performance over time, and not longevity. What follows is practical, not predictive.

Dishwashers are inspected by running a normal cycle, typically long enough to confirm that the unit powers on, fills, drains, and doesn’t immediately leak. Inspectors look for obvious issues: standing water, damaged door seals, loose connections under the sink, or units that fail to respond at all. A dishwasher that completes a short cycle without leaking has met the inspection threshold. Whether it cleans well or will fail six months from now is outside the scope.

Refrigerators receive a similarly functional evaluation. The inspector confirms the unit powers on and is cooling at the time of inspection, often by checking interior temperature or compressor operation. Built-in ice makers and water dispensers may be tested if readily accessible and supplied. What inspectors don’t do is monitor temperature stability over days or assess energy efficiency. A refrigerator is either operating or it isn’t—on that day.

Microwaves and Stoves also get your inspector’s attention. During the inspection, your home inspector will verify the stove’s functionality. They’ll check the oven and make sure it heats. They’ll turn on all the burners. Then, they’ll run the microwave to make sure it functions.

Hot water heaters, both tanked and tankless, warrant closer attention because of their relationship to safety and water damage. Inspectors identify the unit type, energy source, approximate age, and visible condition. For tanked heaters, this includes checking the temperature-pressure relief valve, venting, seismic restraints where required, and signs of leakage or corrosion. Tankless units are inspected for proper mounting, venting, and visible installation defects, recognizing that internal diagnostics are beyond the inspection’s scope.

None of this is meant to downplay the importance of appliances. Rather, it’s about understanding the limits of observation. An appliance inspection answers a narrow question: does it operate as intended right now, without obvious defects? Knowing that helps set expectations—and expectations, more than anything else, tend to determine whether an inspection feels reassuring or disappointing.