What Is a Home Inspection?
A home inspection is a professional evaluation of a property’s physical condition, conducted by a licensed home inspector before you finalize a purchase. The inspector examines the home from foundation to roof and produces a written report detailing what they found — problems, conditions to monitor, and items that may need repair or replacement.
An inspection is not a government requirement in most states, but it is one of the most important steps in the homebuying process. It gives you a clear picture of what you are actually buying before you are legally committed to buying it.
When Does the Inspection Happen?
In a typical transaction, the home inspection occurs during the due diligence or inspection contingency period — usually 7 to 14 days after you have a signed purchase agreement. This window allows you to inspect the property and decide whether to proceed, negotiate, or walk away without losing your earnest money deposit.
You hire and pay for the inspection yourself. Costs typically range from $300 to $600, depending on the size of the home and your location. Larger homes, older homes, and inspections with add-on services (radon, sewer, mold, pool) cost more.
What Does the Inspector Actually Check?
A standard home inspection covers all major systems and components of the property:
- Roof: Condition of shingles, flashing, gutters, downspouts, and visible signs of leaks or damage
- Foundation and structure: Cracks, settling, water intrusion, and structural integrity of walls, floors, and ceilings
- Electrical system: Panel condition, wiring type, grounding, outlets, and visible code violations
- Plumbing: Water pressure, visible pipes, water heater condition and age, drainage, and signs of leaks
- HVAC: Heating and cooling system condition, age, and operation; ductwork and ventilation
- Attic and insulation: Ventilation, insulation quality, and signs of moisture or pest damage
- Basement and crawlspace: Water intrusion, moisture, structural concerns, and insulation
- Windows and doors: Operation, seals, and signs of drafts or water damage
- Exterior: Siding, grading, drainage, decks, porches, and visible cracks in hardscape
- Appliances: Basic function of built-in appliances included in the sale
A standard inspection does not include areas that are not visible or accessible. Inside walls, underground plumbing, and concealed wiring are not inspected.
Should You Attend the Inspection?
Yes. Always attend the inspection in person if at all possible. Walk through the home with the inspector, ask questions, and let them show you what they are looking at. A good inspector will explain the severity of each issue they find — whether it is a critical safety concern, a defect that needs repair, or simply a maintenance item to keep an eye on.
Seeing issues in person gives you much better context than reading about them in a report. Something that sounds alarming on paper (“evidence of past water intrusion in basement”) can turn out to be a minor historic stain that has not recurred in years. An inspector who can show you and explain the distinction is invaluable.
Understanding the Report
The inspection report will typically categorize findings by severity. Common categories include:
- Safety hazards: Issues that pose an immediate risk (exposed wiring, missing handrails on stairs, carbon monoxide concerns)
- Major defects: Significant problems that affect the home’s livability, structural integrity, or major system function (roof failure, foundation cracks, non-functioning HVAC)
- Moderate defects: Issues that need attention but are not immediately critical (aging water heater, slow drains, damaged caulking)
- Maintenance items: Routine upkeep that any homeowner should expect
Every report lists something. Even new construction homes have inspection findings. The question is not whether the report shows issues — it is whether any issues change your willingness to buy or your view of the price.
What to Do After the Inspection
After reviewing the report with your real estate agent, you typically have three options:
- Proceed as-is: The findings are acceptable, and you move forward without requesting any changes.
- Request repairs or credits: For significant defects, you can ask the seller to repair specific items before closing or provide a credit at closing to cover the cost of repairs. Not all sellers will agree, especially in a competitive market.
- Terminate the contract: If the inspection reveals serious problems you are not willing to accept and the seller will not address, you can walk away during the contingency period and receive your earnest money back.
Focus repair requests on safety hazards and major defects. Asking for cosmetic repairs or minor maintenance items often frustrates sellers and may not be productive. Your agent can advise on what is reasonable to negotiate in your specific market.
Specialty Inspections Worth Considering
Depending on the property’s age, location, and type, additional specialized inspections may be worth the cost:
- Radon test: Recommended in high-risk areas. Radon is a colorless, odorless gas that is the second-leading cause of lung cancer in the United States. Testing costs $25 to $150 if added to an inspection.
- Sewer scope: A camera inspection of the main sewer line. Recommended for homes more than 20 years old. A failed sewer line can cost $5,000 to $25,000 to replace. A scope costs $100 to $300.
- Mold inspection: If the standard inspection reveals water intrusion, staining, or musty odors, a mold test can confirm whether remediation is needed.
- Pest inspection: Required by lenders for VA and FHA loans in certain regions. Termite and wood-destroying insect damage can be significant in older homes or humid climates.
How to Choose a Home Inspector
Your real estate agent can provide referrals, but you are not required to use their suggestions. Look for inspectors certified by InterNACHI (International Association of Certified Home Inspectors) or ASHI (American Society of Home Inspectors). Read reviews, ask about their experience with the specific property type, and confirm they carry errors and omissions insurance.
Avoid choosing an inspector solely on price. A $50 discount is meaningless against the cost of missing a $20,000 foundation problem.
Bottom Line
The home inspection is one of the best $300 to $600 you will spend in the homebuying process. It is not a pass/fail test — it is information. Use it to make a fully informed decision, negotiate where it is reasonable to do so, and go into closing knowing exactly what you are buying. For older homes, add a sewer scope and radon test. Always attend in person. And do not let minor cosmetic findings distract from the findings that actually matter.