Home Inspection: What's Checked and How to Prepare
A home inspection can save you $10,000+ by catching hidden problems before you buy. Foundation cracks, old wiring, leaking roofs, faulty HVAC — here's exactly what inspectors check.
A home inspection is a visual examination of a property's physical structure and major systems. It is not an appraisal (which determines value) and not a code inspection (which checks compliance with building codes). The buyer typically pays for the inspection, which costs $400 to $600 depending on the property size and location. The inspector provides a detailed report identifying defects, safety issues, and areas needing attention. A thorough inspection gives you negotiating power and prevents expensive surprises after closing. See how inspections fit into the home buying process →
What Inspectors Check
Structure
The inspector examines the foundation for cracks, settlement, and water damage. Walls, floors, ceilings, and framing are checked for signs of movement, sagging, or structural issues. Any visible structural defect is flagged as a major concern that requires further evaluation by a structural engineer. Understand the difference between inspection and appraisal →
Roof
The inspector evaluates the roof's age, condition, shingles, flashing, gutters, and downspouts. Signs of leaks, missing shingles, and improper flashing are documented. The inspector will note the approximate remaining lifespan of the roof. A roof near the end of its life (15-20 years for asphalt shingles) is a significant negotiating point.
Exterior
Siding, windows, doors, porches, decks, and grading are inspected. The inspector checks that the ground slopes away from the house to prevent water intrusion. Driveways and walkways are examined for cracks and tripping hazards. Any rot, damage, or improper drainage is noted.
HVAC
The heating and cooling systems are checked for age, condition, and safety. The furnace or heat pump is tested for operation. The AC system is checked for adequate temperature differential (typically 15-20 degrees between supply and return air). Ductwork is visually inspected, and the thermostat is tested. An HVAC system past its expected lifespan (15-20 years) may need replacement soon.
Plumbing
Pipes are inspected for material, condition, and leaks. The water heater is checked for age and the temperature-pressure relief valve is tested. Water pressure is measured, drains are checked for proper flow, and all toilets, sinks, and fixtures are tested. The sump pump is tested if present. Polybutylene pipes, galvanized steel, and lead pipes are flagged as concerns.
Electrical
The electrical panel is checked for age, capacity, and breaker condition. Wiring type is identified — knob-and-tube or aluminum wiring are flagged. Outlets are tested, and GFCI protection is confirmed in bathrooms, kitchens, garages, and exterior locations. Grounding and bonding are checked. Exposed splices and improper work are documented.
Insulation and Attic
The inspector examines insulation type and depth, attic ventilation, and looks for signs of roof leaks, pest infestation, or moisture problems. Proper ventilation is critical for preventing ice dams in winter and excessive heat in summer. The attic access must be clear for the inspector to enter safely.
Interior, Basement, and Appliances
Walls, ceilings, floors, stairs, railings, counters, cabinets, doors, and windows are inspected throughout. The basement and crawlspace are checked for moisture, mold, structural issues, and ventilation. Built-in appliances are tested for basic operation, though inspectors typically do not disassemble appliances. Stoves, ovens, dishwashers, garbage disposals, and built-in microwaves are tested. Learn how inspection results affect closing →
What Is Not Covered
Standard home inspections have important exclusions. Pests require a separate termite inspection. Sewer and septic systems need a specialized sewer scope. Mold requires specific mold testing. Radon is a separate test. Environmental hazards including asbestos, lead paint, and contaminated soil are not part of a standard inspection. Pools, hot tubs, wells, and outbuildings typically require additional inspections. Cosmetic issues like paint colors and carpet condition are not reported. Inspect investment properties thoroughly →
How to Prepare as a Seller
A good home inspection reflects well on your property. Clean everything thoroughly. Replace air filters and ensure all light bulbs work. Provide clear access to the attic, crawlspace, and electrical panel. Fix minor leaks under sinks. Trim vegetation away from the house. Have receipts available for recent repairs and improvements. Make sure pilot lights are lit for gas appliances. A clean, well-maintained home signals that you have taken care of the property, which can reduce the number of issues the inspector finds.
What happens if the inspection reveals major problems?
When major issues are found — such as structural defects, a failing roof, outdated electrical wiring, or HVAC system failure — the buyer and seller typically negotiate. The buyer may request that the seller make repairs, provide a credit at closing, or reduce the purchase price. For safety issues and major defects, sellers usually agree to fix them to keep the deal alive. If no agreement is reached, the buyer can exercise the inspection contingency and walk away with their earnest money returned. A good real estate agent will help categorize issues as major versus minor and guide the negotiation.
Should I waive the home inspection contingency?
Waiving the home inspection contingency is risky and generally not recommended for first-time buyers. In a competitive market, some buyers waive the inspection contingency to make their offer more attractive, but this means you cannot negotiate repairs or back out based on inspection findings. A compromise is to include a pass-fail inspection contingency, where you only back out if major structural or safety issues are found, rather than negotiating every minor item. Another option is to complete a pre-offer inspection before making an offer, giving you full knowledge of the property's condition upfront.
Can I attend the home inspection?
Yes, you should absolutely attend the home inspection. It typically lasts 2-4 hours, and being present allows you to see issues firsthand, ask questions, and learn about the property's systems. The inspector will explain what they find and can give you a sense of the severity of any problems. Attending the inspection is free education about your potential new home. Most inspectors welcome buyer attendance and encourage questions during the process.
How much does a home inspection cost?
A standard home inspection costs $400 to $600 for a typical single-family home. Larger homes, older properties, and homes with unique features may cost more. Additional inspections add cost: termite inspection ($75-150), sewer scope ($100-300), radon testing ($150-300), and mold testing ($300-500). While the cost adds up, a thorough inspection is a small price compared to the cost of unexpected repairs. A single major issue discovered during inspection can save you thousands in post-purchase repairs.