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A home inspector is a trained professional who examines the visible and accessible components of a property to identify defects, safety hazards, and maintenance issues. Home inspections provide buyers with information about property condition before completing a purchase. Inspections are not required by law but are standard practice in most residential real estate transactions.

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What This Section Covers

Types of Inspections

General, radon, mold, sewer, termite, and specialty inspections

The Inspection Process

What happens, how long it takes, and who should attend

Understanding the Report

Reading reports, severity levels, and interpreting findings

Common Issues Found

Roof, foundation, electrical, plumbing, and HVAC problems

After the Inspection

Negotiations, repair requests, and decision making

Comparing Inspectors

Questions to ask and what to look for

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Why Home Inspections Matter

Properties may have defects not visible during casual viewing. Inspectors examine areas buyers typically don’t access or evaluate:
  • Attic and crawl spaces
  • Roof condition
  • Electrical panels
  • Plumbing systems
  • Foundation and structure
  • HVAC equipment
Inspection findings help buyers decide whether to:
  • Proceed with purchase as planned
  • Renegotiate price based on needed repairs
  • Request seller complete repairs before closing
  • Walk away from properties with serious issues
Inspectors identify safety hazards:
  • Electrical deficiencies
  • Carbon monoxide risks
  • Fire hazards
  • Structural concerns
  • Trip and fall hazards
  • Water intrusion leading to mold
Even when proceeding with purchase, inspection findings help buyers:
  • Anticipate near-term repair costs
  • Plan for system replacements
  • Prioritize maintenance after moving in
  • Set aside appropriate reserves

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What Inspections Cover

General home inspections examine:
  • Structure: Foundation, framing, floors, walls, ceilings, roof structure
  • Exterior: Siding, trim, flashing, grading, drainage, driveways, walkways
  • Roof: Covering materials, flashing, gutters, downspouts, skylights
  • Plumbing: Pipes, fixtures, water heater, water pressure, drainage
  • Electrical: Service panel, wiring, outlets, switches, GFCI protection
  • HVAC: Heating system, cooling system, ductwork, filters, thermostats
  • Interior: Walls, ceilings, floors, windows, doors, stairs, railings
  • Insulation and ventilation: Attic insulation, vapor barriers, ventilation
  • Fireplaces: Damper, firebox, hearth (visual only)
Standard inspections have limitations:
  • Not included: Behind walls, under floors, inside pipes
  • Not tested: Soil conditions, environmental hazards, pool/spa equipment
  • Not evaluated: Code compliance, permit verification, cosmetic issues
  • Not predicted: Future failures, remaining life expectancy (usually)
Inspectors report on visible and accessible conditions only.
Separate specialty inspections may be needed for:
  • Radon testing
  • Mold assessment
  • Termite/pest inspection
  • Sewer line scope
  • Chimney inspection
  • Pool and spa
  • Well and septic
  • Lead paint
  • Asbestos
Home inspections are visual examinations of accessible areas. Inspectors cannot see through walls, identify hidden defects, or predict future problems. They report what is visible on inspection day.

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Inspection vs Appraisal

FactorHome InspectionAppraisal
PurposeAssess conditionDetermine value
Who ordersBuyer (typically)Lender
Who paysBuyerBuyer
RequiredNo (but standard)Yes (for mortgage)
FocusDefects and safetyMarket value
Report useNegotiation, decision-makingLoan approval

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When Inspections Occur

Most common timing. Occurs after offer acceptance, during contingency period.Timeline:
  • Schedule within days of accepted offer
  • Complete before inspection contingency expires
  • Typically 7-14 days after contract execution
Findings inform whether to proceed, renegotiate, or terminate.
Seller orders inspection before listing property.Benefits:
  • Identify issues before buyers find them
  • Make repairs proactively
  • Price property appropriately
  • Reduce negotiation surprises
  • Demonstrate transparency to buyers
Not common but increasingly used in competitive markets.
Even new homes benefit from inspection.Why inspect new construction:
  • Builder mistakes happen
  • Code inspectors miss things
  • Warranties easier to claim early
  • Punch list verification
Often done before final walkthrough and again at 11 months (before warranty expires).
Homeowners can order inspections without buying or selling.Reasons:
  • Annual maintenance check
  • Before warranty expiration
  • After weather events
  • Before major renovation planning

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Cost and Timeline

Costs vary significantly by location, property type, and market conditions. These figures represent national averages as of 2024-2025. Get multiple quotes to understand actual costs in your area.
Property SizeTypical Cost
Under 1,000 sq ft$200 - $300
1,000 to 2,000 sq ft$300 - $400
2,000 to 2,500 sq ft$350 - $500
Over 2,500 sq ft$450 - $600+
National average: approximately $340 - $400.Costs vary by location. Urban areas and high cost-of-living states may be 20-50% higher.
Higher fees for:
  • Larger homes
  • Older homes
  • Additional structures (guest house, detached garage)
  • Crawl space access
  • Multi-family properties
  • Rush scheduling
  • Remote locations
  • Scheduling: 1 to 5 days after contract
  • Inspection duration: 2 to 4 hours
  • Report delivery: Same day to 48 hours
  • Total process: 3 to 7 days typical

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Limitations

Inspectors examine what they can see. They cannot:
  • See inside walls or under floors
  • Move furniture or stored items
  • Excavate around foundation
  • Disassemble systems
Report reflects conditions on inspection day only.
  • Systems may fail after inspection
  • Seasonal issues may not be apparent
  • Intermittent problems may not occur during inspection
Home inspectors don’t enforce building codes.
  • May note apparent code violations
  • Don’t verify permit history
  • Don’t certify code compliance
  • Standards differ from code requirements
Inspection reports don’t guarantee:
  • Property is free of defects
  • All problems were identified
  • Systems won’t fail soon
  • Property is safe to occupy
Inspectors have liability limitations in their contracts.
Home inspections reduce but don’t eliminate risk. Hidden defects, inaccessible areas, and future failures can occur despite thorough inspection. Inspections are one tool in the due diligence process.

Find Home Inspectors

Research licensed home inspectors in your area.