A home inspection is one of the most important steps in buying a house — and one of the most skipped in competitive markets. Here’s why that’s a mistake, and what to expect from the process.
What a home inspection is
A home inspection is a professional, visual examination of a property’s physical condition, conducted by a licensed inspector before you finalize the purchase. The inspector examines the home’s major systems and components and produces a written report detailing findings, deficiencies, and recommendations. It typically takes 2–4 hours depending on home size. Cost: $300–$600 for most single-family homes.
What inspectors examine
- Roof. Condition, age, flashing, gutters, signs of leaks or damage.
- Foundation and structure. Cracks, settlement, signs of water intrusion in the basement or crawl space.
- Electrical system. Panel condition, wiring type, outlet function, GFCI protection, safety hazards.
- Plumbing. Pipes, water pressure, water heater age and condition, drains, water damage signs.
- HVAC. Heating and cooling system age, condition, and function.
- Insulation and ventilation. Attic insulation, moisture control, ventilation adequacy.
- Windows and doors. Operation, seals, signs of water damage or rot.
- Exterior. Siding, grading (does water drain away from the foundation?), driveway, deck or porch condition.
What inspectors don’t cover
Standard inspections are visual — they don’t include destructive testing. Inspectors won’t move furniture, cut into walls, or access areas that aren’t safely accessible. They also typically don’t cover: pest/termite inspection (separate), sewer scope (separate, highly recommended for older homes), radon testing (separate), mold testing (separate), or pool and spa inspection (separate). For older homes, consider adding a sewer scope and radon test at minimum.
How to use the inspection report
The inspection report will almost always find something — that’s normal. No house is perfect. The key is distinguishing between major issues (failed systems, structural problems, significant water damage, safety hazards) and minor ones (worn caulk, a sticking door, outdated outlets). Major issues are grounds for negotiation — you can request repairs, a price reduction, or a closing credit. Minor issues are normal wear and typically not worth making demands over. Your agent can help you assess what’s reasonable to ask for.
When to walk away
If the inspection reveals foundation problems, extensive water damage, a failing roof that wasn’t disclosed, electrical systems that are safety hazards, or evidence of major undisclosed repairs — these may justify walking away, especially if the seller refuses to negotiate. Your inspection contingency protects you: if you can’t reach an agreement on repairs or credits, you can cancel the contract and get your earnest money back.