Home Inspection vs. Code Inspection: What’s the Difference?
One of the most common questions we hear from buyers in Eugene, Springfield, and throughout Western Oregon is: “Are you checking to make sure everything is up to code?” It’s a fair question—and an important one.
The short answer is: a home inspection is not the same as a code inspection. Home inspectors and municipal code officials have different roles, different tools, and different responsibilities. Understanding the difference can help you know what to expect from your inspection and how to use the report during your purchase.
What Is a Home Inspection?
A home inspection is an independent, visual evaluation of a home’s readily accessible systems and components at the time of the inspection. The goal is to help you understand the home’s current condition so you can make an informed decision.
During a typical home inspection in the Eugene area, we look at:
- Roof, gutters, and visible flashing
- Exterior siding, trim, decks, stairs, and porches
- Interior walls, ceilings, floors, doors, and windows
- Attic, insulation, and visible framing
- Visible components of the foundation and crawl space
- Heating and cooling systems (HVAC)
- Visible plumbing supply and drain lines, fixtures, and water heater
- Visible electrical panels, wiring, outlets, and fixtures
Home inspectors follow a standards of practice that define what we inspect, how we inspect it, and how we report our findings. The inspection is:
- Visual: We do not open up finished walls, ceilings, or floors.
- Non-destructive: We don’t cut, drill, or damage materials.
- Limited to accessible areas: We inspect what we can safely reach and see at the time of the inspection.
The result is a detailed report describing defects, safety concerns, and deferred maintenance, along with photos and recommendations.
What a Home Inspection Is Not
Because there is so much confusion, it can be just as helpful to know what a home inspection is not. A home inspection is not:
- A pass/fail test for the home
- A guarantee that nothing will ever go wrong
- A code-compliance certification
- A permit check or zoning review
- A warranty or insurance policy
We do our best to identify significant issues based on what we can see and access on the day of the inspection. However, we are not acting as building officials, and we do not have the authority to say a home “meets code” or “fails code.”
What Is a Code Inspection?
A code inspection is performed by a city, county, or state building official whose job is to verify that construction work meets the current building codes adopted in that jurisdiction.
Key differences with code inspections include:
- Who does it: Code inspections are done by municipal building officials or code inspectors, not private home inspectors.
- When it happens: Code inspections typically take place during construction or renovation, at specific stages (foundation, framing, electrical rough-in, final, etc.).
- What they focus on: Code inspectors verify that the work meets the minimum legal requirements for safety and structural performance at the time the work is done.
- Authority: Code officials can approve, deny, or require corrections before construction continues or a permit is finalized.
In other words, code inspectors enforce the law. Home inspectors provide information and recommendations to help buyers, sellers, and homeowners.
“Is This Up to Code?” Why the Answer Is Usually Complicated
Buyers naturally want to know if a home is safe, and “Is this up to code?” often feels like the simplest way to ask. But several factors make this a tricky question for home inspectors to answer:
- Codes change regularly: Building codes are updated every few years. What was acceptable when the home was built may not match today’s standards.
- Grandfathered conditions: Many older homes in Eugene, Springfield, Corvallis, and Albany were built under earlier codes. If no major changes have been made, some conditions may be legally “grandfathered” even if they wouldn’t be allowed in new construction today.
- Jurisdiction differences: Different cities and counties may adopt slightly different code versions or amendments.
- Inspector role: Home inspectors don’t have access to the home’s permit history and are not acting as code-enforcement officials.
Instead of stating whether something is “up to code,” a good home inspector will focus on whether a condition is unsafe, not performing as intended, or likely to cause damage or injury. We may also recommend upgrades to meet modern safety practices, even if those items weren’t required when the home was built.
Why Your Report May Recommend Upgrades on an Older Home
It’s common for buyers of older homes in Western Oregon to see recommendations in the report that sound “stricter” than what is already present. For example, we might recommend:
- Installing GFCI protection at kitchen, bathroom, garage, and exterior outlets
- Adding smoke and carbon monoxide alarms in certain locations
- Upgrading handrails, guardrails, or stairways for improved safety
- Improving earthquake strapping for water heaters or other components
These are often recommended as safety upgrades based on current best practices—not because we are enforcing code, but because we want you and your family to be as safe as reasonably possible in the home.
Think of it this way: code sets the minimum standard for new construction. A home inspection helps you understand how the existing house compares to modern expectations for safety, function, and maintenance.
How Home Inspectors and Code Officials Work Together (Indirectly)
While home inspectors and code officials don’t typically coordinate directly during a real estate transaction, our work can complement each other:
- If we see signs of unpermitted work, we may recommend that you check with the local building department.
- If we find significant electrical, structural, or safety concerns, we may suggest further evaluation by a licensed contractor who understands current codes.
- If you plan major renovations after closing, your contractor and local building department will help ensure that the new work meets current code requirements.
The home inspection gives you a clearer picture of what you’re starting with so you can decide what to repair, what to monitor, and what to upgrade.
Frequently Asked Questions
Can you tell me if this house “passes” code?
No. Home inspectors do not have the authority to approve or “pass” a home for code compliance. We can point out defects and safety concerns, and we may reference modern standards when making recommendations, but only the local building department can officially determine code compliance.
Do you check for permits?
As home inspectors, we do not perform a full permit history search. If you have concerns about past remodels, additions, or conversions, we recommend checking with the city or county and discussing permits with your real estate agent.
My home is older. Does that mean it’s unsafe?
Not necessarily. Many older homes in Eugene, Springfield, and the surrounding areas perform very well and can be safe and comfortable. However, older homes often lack some of the safety features that are standard in newer construction. Part of our job is to help you understand where upgrades might improve safety and performance.
Why are you recommending things that weren’t required when the house was built?
Our first priority is your safety. Even if a feature wasn’t required when the home was built, it may still be wise to upgrade it to match modern safety practices. We’ll explain these recommendations in the report so you can prioritize what matters most to you.
Choosing a Home Inspector in the Eugene Area
If you’re buying or selling a home in Eugene, Springfield, Corvallis, Albany, or elsewhere in Western Oregon, working with a qualified home inspector can give you clarity and confidence during the process.
At AmeriSpec Inspection Services of Eugene, we:
- Provide detailed, easy-to-read reports with photos and clear explanations
- Focus on safety, function, and maintenance—not just “passing” or “failing” a house
- Take the time to answer your questions on site and after the inspection
Have questions about what we can (and can’t) inspect? We’re happy to talk through the process before you schedule.
Ready to schedule a home inspection in the Eugene area? Contact AmeriSpec of Eugene today to book your inspection and get the information you need to move forward with confidence.