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Home inspections follow a systematic process to examine all major systems and components of a property. Understanding what happens during an inspection helps buyers prepare and get maximum value from the service. Buyers are encouraged to attend the inspection to learn about the property firsthand.

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Before the Inspection

Schedule inspection as soon as possible after offer acceptance.Timeline considerations:
  • Inspection contingency deadline
  • Inspector availability
  • Seller’s schedule for access
  • Time needed for specialty inspections
Book within 1-3 days of contract execution if possible.
Ensure inspector can access all areas:
  • Utilities must be on (electric, gas, water)
  • Attic access clear
  • Crawl space accessible
  • Electrical panel accessible
  • All areas of home accessible
  • Garage and outbuildings unlocked
Coordinate with seller’s agent if property is occupied.
If attending:
  • Contract documents (for reference)
  • Notepad or phone for notes
  • Camera (or use phone)
  • Comfortable clothes (may enter attic or crawl space area)
  • Flashlight
  • Questions about the property
Some inspection elements depend on weather:
  • Rain: Roof inspection may be limited
  • Snow: Exterior components obscured
  • Extreme cold: AC cannot be tested
  • Extreme heat: Heating system cannot be tested
Inspector notes limitations caused by conditions.

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During the Inspection

Inspector typically starts outside:
  • Walk property perimeter
  • Examine foundation visible portions
  • Check siding, trim, and exterior surfaces
  • Evaluate grading and drainage
  • Inspect windows and doors from outside
  • Examine driveways, walkways, and patios
  • Note landscaping issues affecting structure
Roof examination methods vary:Walking the roof: Most thorough but depends on safety (pitch, height, conditions)Ladder inspection: Inspector views from ladder at rooflineBinoculars/drone: For inaccessible roofsExamines:
  • Shingle/roofing material condition
  • Flashing around penetrations
  • Gutters and downspouts
  • Chimneys and vents
  • Signs of wear or damage
If accessible, inspector enters or views attic:
  • Roof structure and sheathing
  • Insulation type and depth
  • Ventilation adequacy
  • Signs of leaks or moisture
  • HVAC components in attic
  • Electrical wiring visible
  • Signs of pests
Room-by-room examination:
  • Walls, ceilings, and floors
  • Windows and doors operation
  • Electrical outlets and switches
  • Plumbing fixtures
  • Built-in appliances
  • Stairs and railings
  • Fireplaces (visual)
  • General condition throughout
Detailed kitchen examination:
  • Appliance operation (if included in sale)
  • Plumbing fixtures and supply lines
  • Drain function
  • Ventilation (range hood)
  • Electrical outlets (GFCI where required)
  • Cabinets and countertops (functional, not cosmetic)
  • Dishwasher operation and drainage
Each bathroom examined:
  • Toilet operation and mounting
  • Sink and faucet function
  • Tub/shower condition
  • Caulking and grout condition
  • Ventilation (exhaust fan)
  • GFCI outlet protection
  • Signs of water damage
  • Drain function
Electrical examination includes:
  • Main panel (cover removed)
  • Circuit breaker condition
  • Wiring type and condition (visible)
  • Grounding
  • GFCI and AFCI protection
  • Outlet testing throughout
  • Light fixtures operation
  • Service size adequacy
Plumbing evaluation:
  • Water heater (age, condition, safety)
  • Supply pipe material and condition
  • Drain pipe material and condition
  • Water pressure test
  • Fixture operation
  • Visible leaks
  • Shut-off valves
  • Hose bibs
Heating and cooling examination:
  • Furnace/boiler operation and condition
  • Air conditioner operation (weather permitting)
  • Heat pump operation
  • Ductwork visible condition
  • Filter condition
  • Thermostat operation
  • Age of equipment
  • Safety controls
Below-grade areas examined for:
  • Foundation condition
  • Signs of water intrusion
  • Structural supports
  • Insulation
  • Moisture barriers
  • Sump pump (if present)
  • Evidence of pests
  • Mechanical systems located there
Garage examination:
  • Foundation and floor
  • Fire separation from house
  • Electrical
  • Garage door operation
  • Auto-reverse safety test
  • Vehicle door condition
  • Service door to house

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Timeline

Time varies by property:
Property TypeTypical Duration
Condo (1,000 sq ft)1.5 to 2 hours
Small home (under 1,500 sq ft)2 to 2.5 hours
Average home (1,500-2,500 sq ft)2.5 to 3.5 hours
Large home (2,500-4,000 sq ft)3 to 4 hours
Very large home (4,000+ sq ft)4 to 5+ hours
Older homes and those with issues take longer.
Specialty inspections may be same day or separate:
  • Radon: Equipment placed, retrieved 48-96 hours later
  • Termite: 30-60 minutes, often same day
  • Sewer scope: 30-60 minutes
  • Well/septic: 1-3 hours
Coordinate scheduling for efficiency.
Report timing varies by inspector:
  • Same day: Some inspectors deliver within hours
  • Next day: Common for detailed reports
  • 48 hours: Maximum typical timeframe
Ask about timing when scheduling.

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Should You Attend?

Highly recommended. Attendance provides:
  • See issues firsthand
  • Ask questions in context
  • Learn about home systems
  • Understand maintenance needs
  • Get verbal context beyond written report
  • Learn locations of shutoffs and controls
Options for attendance:Entire inspection: Most educational but time-intensiveLast hour: Inspector reviews findings and walks through concernsWrap-up only: Brief summary at end (30-45 minutes)At minimum, attend the summary walkthrough.
  • Follow inspector (don’t lead)
  • Ask questions when inspector pauses
  • Take notes and photos
  • Don’t interrupt active examination
  • Ask about severity and priority of issues
  • Ask about maintenance recommendations
  • Buyer: Primary attendee
  • Buyer’s agent: Often attends, may have scheduling conflicts
  • Seller/seller’s agent: Generally not present during buyer’s inspection
  • Family members: Can attend but too many people is distracting
  • Contractor: Sometimes brought for second opinion on specific concerns
The inspection is your opportunity to learn about the property from an expert. Attending the walkthrough portion at minimum is strongly recommended. Most inspectors welcome questions and enjoy educating buyers.

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Inspector Tools and Methods

Inspectors typically use:
  • Flashlight
  • Electrical tester
  • GFCI tester
  • Moisture meter
  • Infrared thermometer
  • Level
  • Tape measure
  • Ladder
  • Screwdrivers
  • Binoculars
  • Camera
  • Thermal imaging camera: Detects temperature differences indicating moisture, insulation gaps, electrical hot spots
  • Drone: Roof inspection for inaccessible areas
  • Sewer camera: For sewer line inspection (if offered)
  • Carbon monoxide detector: Gas appliance safety
  • Gas leak detector: For gas line concerns
Standard testing includes:
  • Outlets tested for proper wiring
  • GFCI outlets tested for trip function
  • Appliances operated through cycles
  • Water run at multiple fixtures
  • Heating/cooling operated (weather permitting)
  • Garage door safety reverse tested
  • Windows and doors operated
  • Toilets flushed
Inspectors do not:
  • Move furniture or belongings
  • Remove wall coverings
  • Dismantle systems
  • Dig or excavate
  • Walk on fragile roofs
  • Enter unsafe areas
  • Perform repairs
Non-destructive, visual inspection only.

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Common Questions During Inspection

Ask inspector to explain:
  • Severity (safety issue, major defect, minor issue, maintenance item)
  • Whether repair is needed now or can wait
  • Approximate repair cost range
  • Whether specialist should evaluate
Inspectors can often estimate age:
  • Serial numbers decode manufacture date
  • Visible wear indicates age
  • Installation methods changed over time
Knowing age helps predict replacement timing.
Ask about upcoming expenses:
  • Systems nearing end of life
  • Maintenance due soon
  • Items that should be watched
  • Priority order for addressing issues
Inspectors see many homes and can explain:
  • What’s typical for age and type of home
  • What’s unusual or concerning
  • What’s cosmetic versus functional
  • Regional variations

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After the Inspection

At inspection end:
  • Summary of major findings
  • Items needing immediate attention
  • Recommended follow-up inspections
  • Overall assessment
Good time to ask remaining questions.
Report typically delivered electronically:
  • PDF document
  • Online report with photos
  • Accessible via link or email
Review thoroughly before making decisions.
Most inspectors welcome follow-up:
  • Questions about report content
  • Clarification on findings
  • Recommendations for contractors
  • Questions that arise during review
Ask about follow-up availability when hiring.

Next: Understanding the Report

Reading reports, severity levels, and interpreting findings

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