A home inspection is a visual examination of a home’s accessible structure, systems and components designed to help you understand its condition before you buy. A typical single-family inspection takes about two to four hours, while cost varies by the home’s size, location, age and the scope of the inspection.
The most useful way to approach an inspection is not to expect a simple pass or fail. Instead, use the report to separate routine maintenance from safety concerns, expensive repairs and issues that may require a specialist before you move forward.
Key Takeaways
- A standard home inspection generally covers visible and accessible parts of the structure, roof, exterior, plumbing, electrical, HVAC and interior.
- Inspectors cannot see through walls or predict every future failure, and services such as radon, sewer, pest or structural evaluations may require separate testing or specialists.
- Attend the inspection when possible so you can see important problems firsthand and ask the inspector questions about the home’s systems.
- Focus on safety, structure, water intrusion and expensive systems rather than treating every item in the report as equally serious.
- Your options after an inspection depend on the purchase contract and may include requesting repairs, negotiating a credit or price change, accepting the property as-is or walking away when your contract allows it.
What Does a Home Inspection Cover?
A standard home inspection looks at the condition of readily accessible and visually observable parts of the property. The American Society of Home Inspectors’ Standard of Practice includes major systems and components such as the structure, exterior, roof, plumbing, electrical, heating, air conditioning and interior.
The exact inspection can vary by inspector, home and state requirements, so ask what will be included before the appointment.
Home Inspection Checklist
| Area | What the inspector may check | Problems to pay attention to |
|---|---|---|
| Foundation and structure | Visible foundation, framing and structural components | Major cracks, movement, sagging or signs of water damage |
| Roof | Roof covering, drainage, flashing and visible penetrations | Leaks, damaged materials, poor drainage or signs the roof is near the end of its useful life |
| Exterior | Siding, trim, grading, walkways, decks, porches and exterior doors | Rot, drainage toward the home, deterioration or unsafe stairs and railings |
| Attic | Visible framing, insulation and ventilation | Leaks, moisture, inadequate ventilation or damaged framing |
| Basement or crawl space | Visible structure, moisture conditions and accessible systems | Water intrusion, damaged supports, standing water or signs of persistent moisture |
| Electrical | Service equipment, panels, accessible wiring, outlets and fixtures | Unsafe wiring, damaged equipment, improper installations or components needing further evaluation |
| Plumbing | Visible supply and drain lines, fixtures, water heater and water flow | Leaks, corrosion, poor drainage or failing equipment |
| Heating and cooling | Installed heating and central cooling equipment when conditions allow | Systems that do not operate properly, visible damage or equipment near the end of its expected service life |
| Kitchen | Visible plumbing, outlets and installed appliances included in the inspection | Leaks, electrical issues, damaged surfaces or malfunctioning equipment |
| Bathrooms | Fixtures, drainage, ventilation and visible finishes | Leaks, loose fixtures, moisture damage or inadequate ventilation |
| Windows and doors | Representative windows and doors and their operation | Damage, difficult operation, moisture intrusion or deteriorated materials |
| Interior | Walls, ceilings, floors, stairs and railings | Water stains, significant cracking, unsafe stairs or other signs of underlying problems |
A checklist helps you follow the inspection, but it shouldn’t replace the inspector’s report. A defect that looks minor to an untrained buyer can sometimes point to a larger issue elsewhere in the house.
What Is Not Included in a Standard Home Inspection?
The most important limitation is that a general home inspection is primarily visual. An inspector generally isn’t opening walls, excavating a foundation, dismantling equipment or damaging finished surfaces to look for hidden defects.
That means an inspection can reduce uncertainty without eliminating it.
Items that may fall outside a standard inspection include:
- Conditions hidden behind walls, ceilings or flooring
- Underground sewer lines
- Radon testing
- Termite or other pest inspections
- Detailed mold or environmental testing
- Asbestos or lead testing
- Engineering analysis of structural problems
- Chimney or fireplace inspections beyond visible components
- Septic systems and private wells
- Swimming pools, outbuildings or other features depending on the inspector’s scope
The complete list depends on the inspector and the standards that apply where you’re buying. Our guide to what may not be included in a home inspection goes deeper into the common exclusions and when additional evaluation can make sense.
Should You Attend the Home Inspection?
Yes, if you can. The CFPB recommends attending because seeing the property with the inspector can make the written report easier to understand.
You don’t need to follow the inspector into every tight space or interrupt the process constantly. Use the appointment to understand the important findings and learn basic information about the home.
Useful questions include:
- Is this primarily a maintenance issue, a safety concern or a major defect?
- How urgent is the repair?
- Does this need to be evaluated by a specialist?
- Is there evidence of an active problem or only past damage?
- What should I monitor if I buy the home?
- Where are important shutoffs and major system components?
There are also several things you can do before, during and after the appointment to get more value from it. These home inspection tips for buyers cover that process in more detail.
How Do You Read a Home Inspection Report?
Inspection reports can be intimidating because even a well-maintained home may generate a long list of findings.
Length alone tells you very little. Inspectors document minor defects, maintenance recommendations and safety concerns alongside potentially expensive problems.
A better approach is to sort the report into four groups.
Safety Issues
Electrical hazards, unsafe stairs, combustion problems and similar conditions deserve attention even when the repair itself isn’t particularly expensive.
Structural or Water Problems
Foundation movement, significant framing problems, active roof leaks and persistent water intrusion can have consequences beyond the immediately visible damage.
These are often the findings where a specialist’s opinion is most valuable.
Major Systems Near the End of Their Life
An aging furnace, air conditioner, roof or water heater isn’t necessarily defective simply because it’s old. But if several major components may need replacement soon, the combined cost can change how attractive the purchase looks.
Routine Maintenance and Minor Repairs
Loose hardware, minor caulking gaps and other small items are common. They belong on your future maintenance list, but they generally shouldn’t receive the same attention as a serious electrical, structural or moisture problem.
What Should You Do If the Inspection Finds Problems?
Finding defects doesn’t automatically mean the deal is dead. Almost every existing home has something that could be repaired or improved.
Your choices depend on the problems, local market conditions and, most importantly, your contract.
Ask the Seller to Make Repairs
You may request that specific work be completed before closing. This can reduce your immediate out-of-pocket expense, but you may have less control over who completes the repair and how the work is done.
Ask for a Seller Credit
A seller may agree to contribute toward certain allowable closing costs rather than completing the repair themselves.
A credit can give you more control over the work after closing, although mortgage program and transaction rules can limit how credits are structured.
Renegotiate the Price
A lower purchase price can compensate for a problem, but remember that a dollar reduction in price doesn’t translate into the same amount of cash immediately available for repairs.
If you’ll need $15,000 shortly after closing, reducing the home price by $15,000 doesn’t necessarily put $15,000 in your bank account.
Accept the Home As-Is
Sometimes the problems are minor enough that you’re comfortable taking responsibility for them. That can be reasonable when the price already reflects the property’s condition or the repairs fit easily within your budget.
Walk Away When Your Contract Allows It
If the findings materially change your view of the property, an inspection contingency may give you the right to terminate under the terms of your agreement.
That protection depends on the contract. Understanding how inspection and other real estate contingencies work is particularly important before you agree to shorten or waive them.
When Should You Get a Specialist Inspection?
A general inspector identifies conditions across many parts of the house. A specialist can provide a narrower and more detailed evaluation when the property or inspection report raises a specific concern.
| Specialist inspection | When it may make sense |
|---|---|
| Sewer scope | Older sewer lines, recurring drainage concerns, mature trees near the line or signs of previous backups |
| Radon | When you don’t have a reliable recent test or want independent testing during the purchase |
| Roof | Visible deterioration, signs of leakage or questions about remaining roof life |
| Pest or termite | Evidence of wood-destroying insects or when local conditions or loan requirements make testing appropriate |
| Structural engineer | Significant cracking, movement, sagging or other possible structural concerns |
| HVAC, electrical or plumbing specialist | When the general inspection identifies a system problem that requires diagnosis beyond the inspector’s scope |
Don’t automatically order every possible specialty inspection on every house. Use the home’s age, location, construction and the general inspector’s findings to decide where additional information is worth the expense.
Radon is one notable exception to the idea that visible clues should drive testing. The EPA recommends that buyers know the indoor radon level of a home they’re considering because testing is the only way to determine the concentration. Its homebuyer radon guidance explains testing during real estate transactions.
Does a New or Turnkey Home Still Need an Inspection?
A home that looks new or recently renovated can still have defects.
New construction can have installation errors, unfinished work or systems that need adjustment. Recently renovated homes can also hide poor workmanship behind new finishes.
The same principle applies to a property advertised as turnkey. “Turnkey” describes how ready the property appears for occupancy; it doesn’t certify the condition of the structure or mechanical systems.
Before assuming there’s nothing to inspect, understand what a turnkey home actually includes and what the marketing term does not guarantee.
What Is the Difference Between a Home Inspection and an Appraisal?
A home inspection and an appraisal answer different questions.
| Home inspection | Appraisal | |
|---|---|---|
| Main question | What condition is the home in? | What is the property worth for the lending transaction? |
| Primary purpose | Help the buyer understand physical condition and defects | Help the lender evaluate the property’s value and collateral |
| Looks closely at defects? | Yes, within the inspection’s scope | Not in the same way as a home inspection |
| Substitute for the other? | No | No |
The CFPB specifically notes that buyers generally need to treat the inspection and appraisal as separate parts of the transaction.
An appraisal may identify a condition that affects value or financing, but you shouldn’t rely on it to uncover everything a home inspector would examine.
Likewise, an inspector isn’t determining the home’s market value. If you’re trying to understand the price side of the transaction, see how the fair market value of a home is determined.
Is an Assessment the Same as a Home Inspection?
No. A property tax assessment is generally used by a local government to establish a value for taxation. It isn’t an evaluation of the home’s physical condition for a buyer.
A special assessment is something different again, often referring to an additional charge imposed on owners in a condo or HOA community for a particular expense.
Those distinctions matter because the words inspection, appraisal and assessment are sometimes used interchangeably even though they serve different purposes. Our guide to home assessments explains how tax and special assessments can affect a buyer.
How Do You Choose a Home Inspector?
Don’t select an inspector based on price alone.
Ask about experience, the inspection standard they follow, what the inspection includes and excludes, and how the report will be delivered. Depending on the state, inspectors may also be subject to licensing requirements.
Request a sample report if one is available. A useful report should clearly identify the component being discussed, explain the concern and provide enough context for you to understand what deserves follow-up.
The inspector should also work for you. CFPB recommends hiring an independent inspector who is accountable to the buyer rather than relying on someone whose compensation depends on the transaction closing.
What Happens After the Home Inspection?
Once you receive the report, identify anything that needs immediate clarification and schedule specialist evaluations quickly enough to stay within your contractual deadlines.
Then decide which findings, if any, change the terms under which you’re willing to buy the property.
If you and the seller resolve the inspection issues and the rest of your due diligence and financing stay on track, the transaction moves toward the home closing process.
Bottom Line
A home inspection is most valuable when you treat it as a decision-making tool rather than a pass-fail test.
Use the inspection to understand the structure, major systems and visible condition of the property. Pay particular attention to safety issues, water, structural concerns and repairs that could require significant money shortly after you buy.
Just as important, understand what the inspector did not evaluate. When the general inspection raises a concern outside its scope, a specialist inspection before your deadline may be worth far more than discovering the problem after closing.
FAQ
What does a home inspector check?
A standard inspection generally covers visible and accessible components of the home’s structure, exterior, roof, plumbing, electrical, heating, cooling and interior. Exact scope varies by inspector and applicable standards.
How long does a home inspection take?
The American Society of Home Inspectors says a typical single-family home inspection takes about two to four hours. Larger, older or more complex properties may take longer.
How much does a home inspection cost?
Home inspection costs vary significantly by location, home size, age and scope. A standard inspection commonly costs a few hundred dollars, while larger properties and additional testing can increase the price.
Should buyers attend the home inspection?
Yes, when possible. Attending gives you an opportunity to see significant findings, ask questions and better understand the written report.
What fails a home inspection?
A home inspection doesn’t normally produce a universal pass or fail. The inspector documents the property’s condition and identifies concerns, while the buyer decides how those findings affect the purchase. Some loan programs may separately require certain property conditions to be corrected.
Can you negotiate after a home inspection?
Potentially. Depending on your contract and market, you may be able to request repairs, negotiate a seller credit or price change, accept the property as-is or terminate the transaction under an applicable inspection contingency.
Does a home inspection check for mold?
A general inspector may note visible conditions associated with moisture or suspected microbial growth, but comprehensive mold testing is not necessarily part of a standard home inspection. Ask the inspector about their scope and whether specialist testing is appropriate.
Is an appraisal the same as a home inspection?
No. An inspection focuses primarily on the property’s physical condition, while an appraisal is primarily concerned with property value for the lending transaction. One does not replace the other.
