When a home inspector examines the property your buyer is under contract to purchase, you should know that there are some items the inspector legally can’t determine about its condition. Inspectors are bound by a set of rules that limit what they can share with a buyer. HouseLogic.com, the National Association of REALTORS®’ consumer-facing website, recently highlighted several points that home inspectors can’t tell a buyer about.

1. 

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   Termites, rats, or mold. Most inspectors aren’t licensed to determine whether these types of infestations exist. Instead, they may note evidence such as sagging floors (which could imply a termite problem), shredded insulation (an indication of rats), or black discoloration on the walls (which could mean fungal growth). If an inspector notices these items, your client should follow up with a specialist who can better evaluate the issues.

2. Hidden flaws. Inspectors check for what they can physically see without having to move anything. Therefore, they may not be able to say whether the foundation is cracked behind the wood paneling or an electrical plug behind a sofa isn’t working. Inspectors should note if they are unable to evaluate a critical component of the home. In some situations, the seller could be asked to move an item in order to give the inspector a better view.
3. Evaluations of pools or septic systems. Specialists may be required to come in to take a closer look at certain aspects of the home. Inspectors are not certified to inspect everything. “We’re general practitioners,” says Larry Fowler, a home inspector in Knoxville, Tenn. A pool inspector and an expert on septic systems or wells may need to conduct a more thorough inspection of some units in the home.
4. Unnecessary repairs. Inspectors may take note of every little flaw in a home, from chipped paint to window scratches. That could leave your buyer with an overwhelming list of defects. “Some inspectors like to show they know more than somebody else,” Fowler says. Buyers shouldn’t necessarily freak out if their inspection report contains pages of items. A real estate professional can talk them through what could affect their offer and what is just normal wear and tear.

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The three cities ranked on top of a new list released from LendingTree that stacked the 50 largest metros up against each other based on how friendly they are to first-time home buyers. Cities were ranked on six main factors, including down payment amount, the share of buyers using an FHA mortgage, percent of buyers who have credit scores below 680, and more.

Oklahoma City, Cleveland, and Memphis, Tenn., have the lowest overall down payments among first-time buyers of the 50 metros tracked. The average down payment in these three areas is $32,000. That is significantly lower than the average down payment for the top 50 metros, which averaged $50,000.

Cleveland, Detroit, and Birmingham, Ala., had the highest share of home buyers with credit scores below 680. “People who live in these cities can probably secure a loan with a lower credit score than they might need in some of the other cities on the list,” LendingTree notes in the study.

Overall, Indianapolis, Cincinnati, and Cleveland have the largest share of homes that are affordable for median income families, the study showed.