Home inspectors cannot inspect whatever they want and exclude whatever they do not want to inspect.  Each home inspector is guided by industry standards.  SoCal Home Inspects is a member of InterNACHI (NACHI for short), the International Association of Certified Home Inspectors.  This organization sets the standards for the inspection world.

So, what IS included? 
*Roof, *Exterior, *Garage, *Attic, *Interior, *Foundation, *Heating, Air Conditioning, *Water Heaters, *Electric and Gas

For an Additional Fee:
*Sprinkler System, *Pool/Spa, *Guest House

 And what is NOT included?
*Sheds, *Play Equipment, *Swamp Coolers, *Exterior BBQ, *Exterior Fire Pits, *Exterior Fire Places, *Ponds, *Fountains

All right, now let's break down what is inspected, how long it takes, and what tools are used.  For starters, we'll describe the tools used.  All of the natural senses are incorporated into the inspection process, but our brain, training, and experience are the prominent tools used.  We need to see 100% of the time, detect anomalous odors, touch surfaces, and hear systems.  Our company uses a Thermal Imaging Gun to scan for moisture and heat on ceilings, walls, ducts, vents, electrical panels, as well as throughout the inspection, such as at sinks, bath tubs, and so on.  We have moisture meters to confirm whether moisture is detected or to rule out any suspicious surfaces, outlet testers, drones for roofs that cannot be walked, water pressure gauges, tape measures, and even some modified/manufactured tools.

The inspection time varies primarily on the type, age, and size of the structure: Is it a condominium, townhouse, single family, multi-family, commercial; is it occupied, well maintained--or not; does it have a raised foundation or is it a slab foundation; are sprinklers, pools, guest houses included? 

Condominiums can take anywhere from 45 minutes to two and one-half hours, which is what a typical inspection usually lasts--2.5 hours.
Single Family Residences less than 3,000 Sq. Ft. usually last two and one-half hours; anything larger than that takes about three hours.  A 9,000 Sq. Ft. home once took us just a little over four hours.
Other factors to consider in how long the inspection will take is the amount of reporting that has to be done.  What is meant by that is how many items have to be documented: Less maintenance, more reporting.

Finally, what are we inspecting?  We tend to prepare the night before by viewing pictures Online and studying maps.  Doing this helps get a sense of the structure before it is inspected...it's like inspecting it before inspecting it.  So, with SoCal Home Inspects, you get TWO inspections for the price of one.  

Once there, we describe, locate, and inspect the grading, plumbing, driveways, walkways, exterior material (stucco, wood, vinyl, etc.), roof (tile, asphalt, rolled, etc.), main electrical panel, main gas and water valves, pressure regulator (if any), eaves, windows, doors, stairs, handrails, balconies, electrical and plumbing fixtures, and attached patio covers (pools, sprinklers, guest houses, if requested).  

Everything--and we mean EVERYTHIN--in the interior is inspected (yes, the attic, too), except the clothes washer/dryer, refrigerator, saunas, food warmers, and wine cellars.  All accessible fixtures are tested and inspected, except those items specifically excluded.  So, we will inspect the range, oven, microwave, trash compactor, exhaust fans, garbage disposals, dishwashers, whole house fans.

The foundation is the last area inspected.  Why?  Because, water will have run for quite some time (and will be running during foundation inspection).  This will help detect any leaks.

At the end of the inspection, the Inspector will go over the "Summary", a list of those items he would like to bring to the attention of the buyer (or seller at a pre-listing inspection), such as leaks or anything related to safety or functionality.

We do not inspect for nor do we report on whether any material in the property may have asbestos or lead, as it takes a laboratory to make that determination.

A home inspector's major concern is not being able to inspect a certain component or a certain area of the house.  The most common reason being there was someone there or stuff was blocking the way, obstructing the home inspector from providing a thorough home inspection.  Let us say that a chimney was not inspected because it was used for decorative purposes, and was inaccessible.  It would take too much time to take the stuff down and too much time to try to put it back the way it was.  Then, what if something breaks while the inspector is moving it? Now there's a liability issue.  The moral of the story is that it becomes too complicated and too risky to move someone's belongings to conduct a home inspection. 

With the above scenario in mind, inspectors highly recommend that the client have the current resident make everything as accessible as possible.  Make sure nothing is blocking access to the attic, the crawlspace, to any areas of the house.  Make sure nothing is covered that is not supposed to be covered, such as an access panel to a tub.  

Making sure the property is vacant does not mean to make sure no one is living there.  It is preferable if no one is there that is not a party to the inspection, is not an agent, seller, and his or her representative(s).  Inspectors usually request that the client be present during the inspection so that he can answer any questions the client may have.  Moreover, this helps speed up the report writing process and may possibly even deliver the report that same day.

Many times, an inspector will try to inspect a home only to find that it has no power, no water, and the gas has been shut off.  It is still the inspector's job to inspect the property as thorough as possible and as conditions permit.  I do not know of any home inspectors that return to inspect the property for free once utilities have been restored.  This is not the fault of the inspector, so he will not take the fall for it.  That is why it is stated in the pre-inspection agreement to make sure all utilities are functioning prior to the inspection.