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Infrared Inspections: What They Do and Don’t Tell You
- Rob Wheeler
- Jan 3
- 2 min read
An infrared (thermal) inspection is an add-on service that enhances a standard home inspection by identifying surface temperature patterns that may indicate hidden conditions. For buyers, it provides additional insight beyond what’s visible—without being invasive or destructive. When used properly, infrared can provide valuable insight—especially in mountain homes where heat loss and moisture intrusion are common.
How Infrared Helps Buyers
Infrared inspections can help highlight conditions such as:
Insulation gaps or uneven insulation
Heat loss through walls, ceilings, or floors
Moisture patterns related to roof leaks or plumbing
Overheating electrical components
Uneven heating performance
Confirmation of radiant floor heating
These findings help buyers better understand a home’s condition, prioritize follow-up evaluations, and plan for future maintenance when appropriate.
From a transaction standpoint, infrared inspections can:
Reduce surprises after closing
Support informed repair requests or credits
Help buyers budget more accurately
Increase confidence in the inspection process
What an Infrared Inspection Includes
An infrared inspection is performed in addition to a standard visual home inspection. When infrared inspection is added, clients can expect the inspection report to include:
Thermal images showing observed temperature anomalies
Side-by-side thermal and visible-light photos for clarity
Clear written explanations describing what the thermal patterns may indicate
Interpretation based on visual conditions, building materials, and environmental factors
Recommendations for further evaluation or monitoring when appropriate
Infrared findings are documented as observations—not diagnoses and are clearly labeled so they can be easily understood and shared with contractors or specialists if needed.
Below is an example from a section of an ASAP Home Inspection Report.
Why Infrared Is an Add-On Service
Infrared inspections require specialized equipment, training, and additional time during the inspection and reporting process. When infrared is added, the inspector captures and interprets thermal images, verifies findings with visual observations, and documents results clearly in the report.
Unlike standard photos, thermal images require careful interpretation based on building materials, current weather conditions, and how systems are operating at the time of the inspection. This process takes additional time during both the inspection and report preparation and requires professional judgment to ensure findings are accurate and not misleading. For these reasons, infrared inspections are offered as an optional add-on service.
What Infrared Does Not Do
Infrared imaging has important limitations. It does not:
See through walls or materials
Confirm the exact source of moisture
Measure moisture content
Predict future failures
Replace invasive testing or specialized inspections
Thermal images show temperature differences, not defects themselves. All findings must be interpreted alongside visual observations and inspection context.
Common Infrared Misconceptions
“Infrared finds all leaks.”Infrared identifies temperature patterns consistent with moisture, not confirmed leaks.
“No thermal anomalies means no issues.”Some conditions may not be present or detectable at the time of inspection.
“Infrared replaces a home inspection.”Infrared is a supplement—not a replacement—for a comprehensive inspection.
Why Infrared Is Especially Valuable in Tahoe Homes
In cold-climate regions like Truckee and Lake Tahoe, infrared inspections can be particularly useful for identifying heat loss, insulation performance issues, and moisture patterns related to snowmelt and ice dams.
Final Thought
Infrared imaging adds another layer of insight when performed by a trained inspector and used responsibly. ASAP Home Inspections offers infrared inspections to enhance the inspection process while maintaining clear, realistic expectations for buyers and homeowners.
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