The home inspection is your best opportunity to understand exactly what you're buying. Here is what inspectors evaluate, how to use the results, and when to walk away.
What Does a Home Inspector Check?
A licensed home inspector performs a non-invasive visual inspection of the home's major systems and structure. Typically covered:
- Roof: Condition, remaining life, flashing, gutters
- Foundation: Visible cracks, settlement, moisture signs
- Structural: Framing, floors, walls, ceilings
- Electrical: Panel, wiring, outlets, GFCI protection
- Plumbing: Pipes, water heater, fixtures, supply/drain
- HVAC: Heating and cooling systems, ductwork, filters
- Interior: Windows, doors, insulation, ventilation
- Exterior: Siding, grading, drainage, driveways
What Inspectors Don't Check
Standard home inspections do NOT include: pest/termite inspection, mold testing, radon testing, sewer scope, oil tank sweep, pool/spa inspection, chimney inspection, or structural engineering assessment. These require separate specialists and fees ($100–$400 each).
Inspection Costs
Standard home inspection: $300–$600 for a typical single-family home (varies by size, age, location). Most inspectors charge more for larger homes or additional services. You pay at time of inspection — non-refundable regardless of outcome.
After the Inspection: Your Options
- Proceed as-is: Accept the home in its current condition
- Request repairs: Ask seller to fix specific issues before closing
- Request a credit: Get a price reduction to handle repairs yourself
- Re-negotiate price: Use inspection findings to lower the purchase price
- Walk away: Void the contract and receive your earnest money back (if inspection contingency was included)
Frequently Asked Questions
Absolutely yes. Walking through the home with the inspector in real-time is invaluable. You'll see issues firsthand, ask questions immediately, and learn about the home's maintenance needs. Plan for 2–4 hours. Bring a notepad or use your phone to photograph anything of concern. Inspectors who discourage buyers from attending are a red flag.
Major structural issues (foundation failure, significant roof damage), major electrical hazards (knob-and-tube wiring, overloaded panels), evidence of extensive water damage or mold, major plumbing system failure, presence of asbestos or lead requiring remediation, and evidence of pest damage so severe it affects structural integrity. Minor issues — cosmetic problems, deferred maintenance — are normal and shouldn't cause you to walk away.