What Is Home Inspection?

What Does a Home Inspector Check?

A home inspection is a systematic visual examination of a property's major systems and components. The inspector follows industry-standard protocols (ASHI or InterNACHI standards of practice) covering these areas:

• Roof: Shingles, flashing, gutters, chimney condition, estimated remaining life. Roof replacement costs $8,000 to $15,000+ for asphalt shingles — the most expensive single repair most homeowners face.
• Foundation and structure: Cracks, settling, water intrusion, structural integrity of load-bearing walls, floor levelness. Foundation repairs average $4,500 to $12,000.
• Electrical: Panel capacity, wiring type (copper vs. aluminum), grounding, outlet functionality, GFCI presence in wet areas. Aluminum wiring or Federal Pacific panels are common red flags.
• Plumbing: Supply and drain pipes, water heater condition and age, water pressure, fixture functionality, visible leaks. Polybutylene pipes (common in 1978-1995 construction) are a known defect.
• HVAC: Furnace and air conditioning age, operation, and condition. Most HVAC systems last 15-20 years — replacement costs $5,000 to $12,000.
• Exterior: Siding, windows, doors, grading and drainage, driveways, decks, and porches.
• Interior: Walls, ceilings, floors, doors, windows, stairs, railings, and signs of water damage.

What a Home Inspection Does NOT Cover

Standard inspections have important limitations. Inspectors perform a visual, non-invasive examination — they do not open walls, dig up foundations, or disassemble systems. Areas typically excluded:

• Behind walls and under floors: Hidden mold, pest damage, or deteriorated pipes inside walls are not visible without destructive testing
• Sewer and septic systems: A sewer scope (camera inspection of drain lines) is a separate service, typically $100-$300, and highly recommended for homes older than 25 years
• Radon, mold, asbestos, and lead paint: These require specialized testing by certified professionals and are not part of a general home inspection
• Pest and termite inspection: Wood-destroying organism (WDO) reports require a licensed pest inspector — lenders on VA and FHA loans often require these separately
• Swimming pools, outbuildings, and detached structures: Often excluded from the base inspection fee

Home Inspection vs. Appraisal: Two Different Jobs

Buyers frequently confuse these two evaluations, but they serve entirely different purposes. An appraisal determines what a property is worth on the open market — it protects the lender by confirming the home's value supports the loan amount. An inspection determines what condition the property is in — it protects the buyer by revealing defects that could be costly to repair. A home can appraise at $400,000 (the market says it's worth that much) while simultaneously having $25,000 in needed repairs that only an inspection would uncover.

Appraisals are required by lenders; inspections are optional but strongly recommended. The appraisal is ordered by the lender and paid for by the buyer. The inspection is arranged by the buyer independently.

Major vs. Minor Findings

Not all inspection findings are equal. Understanding the difference helps buyers negotiate effectively:

• Major (safety/structural): Foundation cracks, roof failure, electrical hazards, active water intrusion, HVAC failure, structural damage. These are legitimate negotiation items — sellers typically address major findings or provide credits.
• Minor (maintenance/cosmetic): Missing caulk, a dripping faucet, cracked outlet cover, peeling paint, minor grading issues. These are normal wear items that sellers are not obligated to fix. Requesting repairs for minor items can weaken a buyer's negotiating position.

The most powerful negotiation outcome is a repair credit — the seller reduces the purchase price or provides a closing credit so the buyer can hire their own contractor after closing, rather than relying on the seller to arrange repairs with the cheapest available option.

Inspector Qualifications

Licensing requirements vary significantly by state. As of 2025, most states require home inspectors to hold a state license, complete pre-licensing education (typically 60-120 hours), and pass an examination. However, a few states still have no licensing requirements. Look for inspectors certified by ASHI (American Society of Home Inspectors) or InterNACHI (International Association of Certified Home Inspectors) — both require continuing education and adherence to standards of practice and codes of ethics. Avoid inspectors recommended by the seller's agent, who may have an incentive to minimize findings.