Ensure your new home is safe with this inspection guide

A home inspection covers the roof, foundation, electrical, plumbing, HVAC, structure and major systems. Inspections cost $300-$500 and take 2-4 hours. The inspector provides a detailed report identifying defects, safety hazards and recommended repairs. Use the inspection report to negotiate repairs or price reductions, or to walk away if major issues are found. Factor inspection findings into your closing costs and appraisal expectations.

What Is a Home Inspection?

A home inspection is a visual examination of a property’s major systems and components. It’s performed by a licensed inspector who identifies:

• Defects and damage
• Safety hazards
• Code violations
• Deferred maintenance
• Items needing repair or replacement

The inspection is for you, the buyer. It helps you understand what you’re buying and make informed decisions.

What Inspectors Examine

Exterior

Roof:

• Shingle/material condition
• Signs of leaks or damage
• Flashing around chimneys and vents
• Gutters and downspouts
• Estimated remaining life

Siding and Trim:

• Condition of siding material
• Paint or finish condition
• Rot or damage
• Caulking and sealing

Foundation:

• Visible cracks
• Settlement signs
• Drainage issues
• Basement/crawl space condition

Grading and Drainage:

• Slope away from foundation
• Standing water areas
• Drainage system condition

Driveway and Walkways:

• Cracks and damage
• Trip hazards
• Settling

Structure

Foundation:

• Cracks (horizontal vs vertical)
• Water intrusion
• Settlement
• Structural integrity

Framing:

• Visible framing condition
• Signs of damage or modification
• Load-bearing wall concerns

Floors, Walls, Ceilings:

• Level floors
• Cracks in walls
• Water stains
• Signs of structural movement

Roof

Covering:

• Material type and condition
• Missing or damaged shingles
• Moss or algae growth
• Estimated remaining life

Flashing:

• Condition around penetrations
• Chimney flashing
• Valley flashing

Ventilation:

• Adequate attic ventilation
• Vent condition
• Soffit vents

Gutters:

• Proper attachment
• Drainage direction
• Condition and leaks

Electrical

Service Panel:

• Amperage (100-200 amp typical)
• Panel condition
• Proper labeling
• Signs of overheating

Wiring:

• Type (copper, aluminum, knob-and-tube)
• Visible condition
• Proper installation

Outlets and Switches:

• Functionality
• GFCI in wet areas
• Grounding
• Safety concerns

Smoke and CO Detectors:

• Presence in required locations
• Functionality

Plumbing

Water Supply:

• Pipe material and condition
• Water pressure
• Visible leaks
• Shut-off valve location

Drain/Waste/Vent:

• Proper drainage
• Signs of blockage
• Vent stack condition

Water Heater:

• Age and condition
• Proper installation
• Safety features
• Estimated remaining life

Fixtures:

• Functionality
• Leaks
• Condition

HVAC

Heating System:

• Type and age
• Operational test
• Filter condition
• Safety concerns

Cooling System:

• Type and age
• Operational test (weather permitting)
• Refrigerant lines
• Condition

Ductwork:

• Visible condition
• Insulation
• Connections
• Signs of damage

Thermostat:

• Functionality
• Programming

Interior

Doors and Windows:

• Operation
• Locks and hardware
• Weather stripping
• Glass condition

Floors:

• Condition
• Level
• Signs of damage

Walls and Ceilings:

• Cracks
• Water stains
• Damage

Stairs and Railings:

• Condition
• Safety
• Code compliance

Insulation and Ventilation

Attic Insulation:

• Type and depth
• R-value adequacy
• Proper installation

Ventilation:

• Bathroom fans
• Kitchen exhaust
• Attic ventilation
• Dryer venting

Garage

Structure:

• Floor condition
• Wall condition
• Ceiling/roof

Door:

• Operation
• Auto-reverse safety
• Weather sealing

Fire Separation:

• Proper firewall to living space
• Self-closing door

What Inspections Don’t Cover

Not Included in Standard Inspection

Behind walls: Inspectors can’t see inside walls

Underground: Sewer lines, septic tanks, underground pipes

Pools and spas: Require separate specialist

Pests: Termite inspection is separate

Radon: Requires separate test

Mold: Visual only—testing is separate

Asbestos and lead: Require specialized testing

Appliances: May or may not be included

Additional Inspections to Consider

Inspection	When to Get It	Cost
Termite/pest	Always in termite-prone areas	$75-$150
Radon	Always (especially basements)	$150-$300
Sewer scope	Older homes, trees near line	$150-$300
Mold testing	If mold is visible or suspected	$300-$600
Pool/spa	If property has pool	$150-$300
Roof	If main inspection raises concerns	$200-$400
Structural engineer	If foundation concerns	$300-$800

Major Red Flags

Foundation Issues

Warning signs:

• Horizontal cracks (worse than vertical)
• Stair-step cracks in brick
• Doors/windows that don’t close properly
• Sloping floors
• Water intrusion

Potential cost: $5,000-$50,000+

Roof Problems

Warning signs:

• Missing or curling shingles
• Multiple layers of roofing
• Sagging roofline
• Active leaks or water stains
• Age over 20 years (asphalt)

Potential cost: $8,000-$25,000 for replacement

Electrical Issues

Warning signs:

• Knob-and-tube wiring
• Aluminum wiring (1960s-70s homes)
• Federal Pacific or Zinsco panels
• Undersized service (60 amp)
• Ungrounded outlets
• DIY wiring

Potential cost: $3,000-$15,000+

Plumbing Problems

Warning signs:

• Polybutylene pipes (gray plastic, 1980s-90s)
• Galvanized steel pipes (corrode internally)
• Low water pressure
• Slow drains throughout
• Sewer odors
• Water heater over 15 years

Potential cost: $5,000-$20,000 for repiping

HVAC Issues

Warning signs:

• System over 15-20 years old
• Rust or corrosion
• Unusual noises
• Poor heating/cooling performance
• Cracked heat exchanger

Potential cost: $5,000-$15,000 for replacement

Water Damage

Warning signs:

• Stains on ceilings or walls
• Musty odors
• Warped flooring
• Mold growth
• Peeling paint

Potential cost: Varies widely—$500 to $50,000+

After the Inspection

Review the Report

Inspection reports are typically 30-50 pages. Review:

• Summary of major issues
• Safety concerns
• Recommended repairs
• Informational items

Prioritize Issues

Must address:

• Safety hazards
• Major structural issues
• Water intrusion
• Failing systems

Should address:

• Deferred maintenance
• Code violations
• Wear items nearing end of life

Can wait:

• Cosmetic issues
• Minor repairs
• Upgrades

Negotiate with Seller

Options:

• Request seller make repairs before closing
• Request credit toward closing costs
• Request price reduction
• Accept as-is (for minor issues)
• Walk away (for major issues)

What’s reasonable to ask:

• Safety issues
• Major system failures
• Issues not visible before inspection
• Items that affect insurability

What’s not typically negotiable:

• Cosmetic issues
• Normal wear and tear
• Items visible before inspection
• Upgrades beyond current condition

Home Inspection Costs

Standard Inspection

Home Size	Typical Cost
Under 1,500 sq ft	$300-$400
1,500-2,500 sq ft	$400-$500
2,500-4,000 sq ft	$500-$600
Over 4,000 sq ft	$600-$800+

Additional Inspections

Inspection	Typical Cost
Radon	$150-$300
Termite	$75-$150
Sewer scope	$150-$300
Pool	$150-$300
Mold	$300-$600
Structural engineer	$300-$800

Finding a Good Inspector

Qualifications to Look For

• Licensed in your state
• Certified by ASHI, InterNACHI or similar
• Errors and omissions insurance
• Experience with your home type
• Good reviews and references

Questions to Ask

1. Are you licensed and insured?
2. How many inspections have you done?
3. Can I attend the inspection?
4. What does your inspection include?
5. When will I receive the report?
6. Can you explain issues you find?

Red Flags

• No license or certification
• No insurance
• Won’t let you attend
• Unusually cheap
• Report available immediately (too fast)
• Recommends specific contractors (conflict of interest)

Attending the Inspection

Why You Should Attend

• See issues firsthand
• Ask questions in real-time
• Learn about the home’s systems
• Understand severity of issues
• Meet the inspector

What to Expect

Duration: 2-4 hours

Your role: Observe, ask questions, take notes

Bring: Notebook, phone for photos, questions list

Questions to Ask During Inspection

• How serious is this issue?
• Is this a safety concern?
• What’s the estimated cost to fix?
• How urgent is this repair?
• Is this normal for a home this age?
• What maintenance does this need?

Frequently Asked Questions

Is a home inspection required?

Not legally required, but highly recommended. Some lenders may require inspection for certain loan types. Never skip the inspection—it’s your best protection against hidden problems.

Can I do my own inspection?

You can look at a home, but professional inspectors have training, tools and experience to identify issues you’d miss. Always get a professional inspection.

What if the inspection finds problems?

Minor problems are normal. Major problems give you negotiating power or grounds to walk away. Use the inspection contingency to request repairs, credits or price reduction.

Should I get a pre-listing inspection as a seller?

Sometimes beneficial—it identifies issues you can fix before listing and reduces surprises during buyer’s inspection. Cost is the same as buyer’s inspection.

How long is an inspection report valid?

Reports describe condition at time of inspection. They don’t expire, but conditions can change. For mortgage purposes, lenders may require recent inspection (usually within 90 days).

Can I waive the inspection to win a bidding war?

You can, but it’s risky. Consider an information-only inspection instead—you still inspect but don’t negotiate based on findings. Never buy without at least looking.

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