What You Don’t Know About Smart Homes

In 1962, The Jetsons aired as a comical view of the future with their smart home. In 1966 Americans first viewed Star Trek; most of its tech has since become a reality. Since then many TV series and major movie productions have featured futuristic homes, including Tony Stark’s mansion in Iron Man and the smart home in I.T. (2016). Smart homes were once things dreamed up by Hollywood, but today the future has arrived—complete with voice assistants and thousands of mainstream smart devices.

Now almost every home has smart devices and a myriad of appliances that communicate with the Internet. Even if you don’t have a smart home, you likely have a connected home. Some homes may only have a few pieces of smart tech, while others contain a boatload of switches, outlets, sensors, cameras, and other gadgets. Homes with many devices may require a central hub to control, manage, and monitor technology throughout the house. Without a central hub, you likely need numerous apps to operate all of the devices in the home. Some of these systems can even double as a home security system.

For the professional home inspector, inspecting smart homes can be challenging. These homes are equipped with more state-of-the-art smart tech than traditional ones. While it is unlikely you can thoroughly inspect smart home tech on your own right now, it may still be important to learn about this tech and understand popular devices like voice assistants, smart locks, smart switches, smart thermostats, and video doorbells. We should expect an upward trend of smart technology in the home as it becomes even more prevalent. This tech will likely become standard in new construction.

What is a Smart Home?

Wikipedia defines a smart home as “building automation for a home,” saying that such a system will monitor and/or control home attributes such as lighting, climate, entertainment systems, and appliances. It may also include home security like access control and alarm systems. When connected with the Internet, home devices are an important constituent of the Internet of Things (IoT).”

A home automation system typically connects controlled devices to a central smart home hub (sometimes called a gateway). The user interface for control of the system can be an app, phone, computer, possibly by a control panel, dashboard, or web interface. The hub is merely a hardware or software device that connects the devices to communicate with the end user.

Smart homes and home automation involves interconnecting a wide range of devices that function with the association of the Internet or a stand-alone local central control system. The smart home may have a mesh network utilizing a communication protocol, creating an efficient and energy-saving home. Smart home systems offer comfort, security, and convenience while allowing the homeowner to control a wide range of devices and appliances. These homes may include access control (door locks, overhead door openers, etc.), security systems, lighting controls, outlets, thermostats, sound systems, irrigation, water supply shut-off valves, and many other systems. Smart home users can access their home control products from mobile devices over the Internet or local controls.

Imagine opening the front door and, depending on the time of day, the lights come on, music starts to play, and the news comes on the kitchen TV. Or it’s the kid’s bedtime, so the lights turn off in their bedroom, closet, and playroom, the sound machine turns on for 45 minutes, the hall lights dim to 10%, and you get an alert if they open the bedroom door. That’s a simple version of automation—the possibilities in today’s smart home are endless.

If you’re wondering how many homes have smart devices, the smart home market is growing at a breakneck pace. The number of AI-centric houses globally is expected to surpass 375 million by 2024. How connected is your home? Look at your router to see how many devices are using the Internet, and that’s before you factor in any smart devices.

As a home inspector, you may wonder how smart homes will impact home inspections. I don’t think anyone knows the answer yet. Still, it will force the home inspector to evolve as intelligent tech becomes the standard in new home construction and existing homes are retrofitted. Imagine buying a home in 2026 with built-in voice and access controls.

Are Home Inspectors Required to Inspect Smart Homes?

Home inspectors are not typically required to inspect low voltage systems, speakers, intercoms, security systems, automated or programmable control systems, remote controls, sensors, or smart home automation based on the SOP. However, the rules may vary depending on the state due to licensing, and state standards and will change over time.

If we are not typically required to inspect smart home components, you may ask, then why are we discussing smart homes? Smart devices and homes will inevitably affect home inspections; moreover, it is essential that we understand and can identify these devices so buyers are informed and know what they need to ask sellers.

Understanding Components and System Identification

I will try to address the most popular devices; however, there are many we won’t discuss.

Switches

Before we discuss identifying smart switches, we must understand them and how they work.

Smart switches come in primarily two forms—wired and wireless. It may be a device that goes over a traditional switch, remote control with an RF transmitter and receiver, hard-wired, or wireless device that replaces a conventional switch or dimmer. Sometimes a magnetic switch will be used as a switch or control. Or there may be a relay tucked into an electrical box behind a light fixture.

Many smart switches or dimmers work just like regular switches with new ways to control your lighting systems within the home. The new ways may include voice control, a dedicated app, dashboard, or tablet connected through your home Wi-Fi network, allowing you to control your switches anywhere. Some switches only dim or turn lights on and off. In contrast, others, like Inovelli switches and dimmers, can do much more—including lighting scene controls, multiple notifications, and even energy usage monitoring. Most require a neutral wire, but some do not.

Common uses for a smart switch can include voice control utilizing speakers like the Amazon Echo, Google Home, or Nest smart speaker. Creation of scene lighting, routines to control lighting and other devices, time-based schedules to turn your lights on or off, or complex event-based automation all utilize many smart devices.

Identifying a smart switch may be as simple as seeing a Wi-Fi or Bluetooth logo engraved in the switch. A blue or green LED can sometimes be an indicator.

When using the switch, you may hear a relay, and there may be a delay or slower response time between turning on the switch and when the light comes on. Beware that if you hear a relay, it may be the switch itself or a microswitch tucked into the electrical box. Of course, one of the most accurate methods to determine what type of switch is present is to remove the switch plate and switch, but that is typically something home inspectors do not do.

Outlets

Smart outlets are less complicated to identify than smart switches. Smart outlets come in two forms—a plug-in smart adapter or one that replaces an ordinary outlet. Many of these outlets have a physical on and off switch built in, switching one-half of the duplex outlet. Some have an LED and a micro switch, while others have a push-button on-off switch. Like switches, another device can control smart outlets as part of automation.

Other smart devices you may run across include smart water shut-offs, thermostats, window treatments, 4-in-1 sensors (controls and monitors temperature, light, motion, and humidity), access controls (locks), security systems, sound systems, irrigation, and even smart mirrors and showerheads.

Does the Smart Home Have a Hub?

For most people who have smart devices in their home, a dedicated smart-home hub is unnecessary. However, a smart-home hub can serve as the home’s nerve center. It works as a proxy for smart devices like lights, outlets, thermostats, and sensors to communicate between the Internet, app, mobile phone, or other devices. It gives you the ability to create automation. A hub can be the difference between needing 15 apps to control everything in the house versus one. Unless all the devices strictly use Wi-Fi or the same communication protocol, each will need its own app without a hub or gateway.

Some manufacturers have proprietary echo systems and make their hubs. For example, if you’ve decided to use Lutron or Insteon devices, you’ll need their hub, and then you’ll need another for the other components.

The IoT that connects smart home devices like doorbells, lights, locks, security cameras, and thermostats has made it easy for anyone to install and use these gadgets in their homes. However, you still need some mechanism to control them. Some hubs may utilize a few protocols, but there isn’t an all-in-one solution when using different protocols to control all the various smart home devices.

Protocols

X10 was developed in 1975 and is the oldest protocol designed for smart home products. It is still in use today, along with more than 15 other protocols.

When looking to create a smart home and implement automation, you should begin with the hub and decide on a primary communication protocol. However, since we are not discussing the creation of a smart home, we will be discussing protocols for information only. The communication protocol is the hub’s method of communication used to control your devices. Unlike VHS versus BETA, the war of communication protocols has not been won yet.

Today there are multiple wired and wireless protocols with popular hubs, including Amazon Echo, Samsung SmartThings, Apple HomePod, Hubitat Elevation, Google Nest, Wink, Lutron, RadioRA Insteon Control4, Senled, Eero, and others. There’s an impressive roster of thousands of smart home devices available.

There are also a few high-end automation ecosystems like Control4. They say, “We connect smart devices to work in unison, delivering a truly intelligent smart home experience that makes life more convenient, safe, and enjoyable.” Their individual operating system connects virtually all of the technology in your home and allows for the creation of complex automatons.

The New Communication Standard

Numerous manufacturers came together in 2019, intending to create a universal smart home communication standard. Connectivity Standards Alliance has rebranded itself and evolved into the standard called Matter. Matter hopes to solve the mishmash of smart home technology that uses incompatible protocols, brands, and devices.

The big-picture objective of Matter is to create a single standard that can unify the range of products and protocols, allowing one smart system to control every smart device in the home focusing on simplicity, interoperability, reliability, and security. But because Matter is still in development, the impact of the standard is unknown. If Amazon, Apple, and Google are on-board, it will likely achieve the consortium of manufacturers’ objectives. If the new standard is successful, consumers will no longer need to worry about compatibility issues with smart home devices.

Inspecting Smart Devices

The home inspector will never be able to inspect, test, and ensure the functionality of smart devices entirely. Access to apps, dashboards, and hubs would likely require a password to inspect and test these devices. For example, how often do home inspectors approach a thermostat like a NEST that requires a password to change the temperature, preventing the home inspector from testing the HVAC systems? Imagine the password requirement on steroids.

You can use a traditional key, code, e-key, and even geofencing to unlock smart access controls and locks. Smart locks may have codes that are not provided, preventing testing the full functionality. Without the programming codes, the new homeowner may not be able to change the lock codes after they move in.

Typically home inspectors can only test the basic mechanical features, like turning the light on or off, dimming the lights, and scene lighting, if specialized switches or control devices like an unlocked dashboard are present. We will never be able to test the remote ability by operating devices from an app. The home inspection industry will need to address the standard of practice with the evolution of smart homes.

Home inspectors will not be able to inspect or even determine what automation is present in a house. Since smart homes are generally connected homes, what happens to the home when a seller moves out and disconnects the Internet? The smart home and its high-tech integrations and automation will likely cease to function. If any hubs move with the previous owner, the programming that made things work will no longer exist.

Without the proper information, the devices throughout the house can be challenging to reprogram, and the automation is simply gone. If voice control was present when the previous owner took their Echo, all the automation is again gone, as it is connected to that person’s Amazon and Echo accounts. Then a smart home may no longer be a smart home with a few minor exceptions. In fact, the new homeowner who thought they purchased a smart home has likely purchased a dumb home with smart devices until the new homeowner spends a considerable amount of time and money to put it back together.

Security Risks and Threats

Smart homes and connected homes present security issues as individual devices may not be secure. Many experts believe people shouldn’t be thinking about what happens if they’re hacked, but when.

Suppose the smart home network is not secure and on a different Wi-Fi network from the primary one (i.e., primary Wi-Fi and guest networks). In that case, your data could be vulnerable, and hackers could watch the usage patterns of devices within the home to determine when no one is home and even control some of the tech devices throughout the house.

Advising Clients

New homeowners may not be able to access or utilize smart home devices and the devices’ advanced features without the correct information. I suggest you provide the client with a list of questions like the following, or recommend they consult a smart home company to review the equipment and setup prior to the seller vacating the home.

• What devices are used in the home?
• Do you have a hub or hubs, and if so, what type, and will you be leaving it?
• Do any of the smart devices require monthly fees?
• Do I need passcodes to reprogram them, and will they be reset to the factory default settings?
• Are the devices wireless or hard-wired?
• Can you provide a list of the devices and where they are located?

Disclaimers

Every home inspector has a slew of disclaimers when writing reports. Most attorneys recommend home inspectors disclaim things outside of the inspection’s scope, components that you cannot fully test, and areas of the home that are inaccessible.

Home inspectors should also advise their clients to seek further review by the appropriate professional of any component or system you disclaim. Here is a sample of disclaimer you may want to use when inspecting a home with smart and connected devices if you don’t have one already. Keep in mind this is just a suggestion, and I am not offering legal advice.

Smart and connected devices are not included as part of our inspection. These systems may include but not be limited to access control, audio systems and controls, specialized lighting controls and outlets, security systems and cameras, home automation, and other smart/connected devices. These systems may cease to function if some equipment is removed and without detailed information about the smart and connected devices throughout the home. We recommend review of these systems by a contractor specializing in smart connect homes and automation.