Home inspection: what to know

What the job involves, what changes the price, and what to ask a pro.

What home inspection is

A home inspection is a visual examination of a home's structure, roof, plumbing, electrical, heating and cooling, performed by an inspector who is often licensed or certified, depending on the state who reports on visible defects and overall condition. Buyers usually order one during the purchase, and it gives them a written record to negotiate from before closing.

Signs you need it

  • You are under contract on a home and the purchase agreement lets you inspect before closing
  • The home is older, and you have no records of when the roof, the water heater, the furnace or the wiring was last updated
  • You see staining on ceilings, cracks in walls, or doors and windows that do not close square
  • The seller has disclosed past water problems, repairs or settling, and you want an independent view of the condition
  • You are buying a home with a finished basement, an addition or a converted space where the work may not have been permitted

What the pro does

  • The inspector walks the exterior, checking the grading, the siding, the gutters, the foundation and the visible structure
  • They inspect the roof surface and flashing from the ground, the ladder or the roof, depending on access and safety
  • They examine the attic, the crawl space and the basement for framing, insulation, ventilation and signs of moisture
  • They test the electrical panel, the outlets, the switches and the GFCI and AFCI protection where present
  • They check the water heater, the water supply, the drains, the fixtures and the visible plumbing for leaks and function
  • They test the furnace, the air conditioner, the ductwork and the thermostat, then deliver a written report with photos

What changes the price

Every job is different, so we do not publish prices. These are the things that move the quote up or down.

  • Size and age of the home, since larger and older houses take more time to inspect
  • Number of levels, outbuildings and additional structures on the property
  • Access to the attic, crawl space, roof and mechanical rooms, and any blocked areas
  • Add-on inspections such as sewer scope, radon, mold, pest, pool or well testing
  • Foundation type and the complexity of the systems, including solar, generators or multiple HVAC units
  • Scheduling needs, such as a same-day report or a re-inspection visit
  • Distance the inspector must travel to the property

What a written quote should spell out

  • Scope of the inspection, with the systems and areas covered and any that are excluded
  • Whether the roof, the attic, the crawl space and the mechanical rooms are included
  • Add-on tests listed separately, such as sewer scope, radon or pest
  • Report format, the delivery time and whether photos and recommendations are included
  • Whether a re-inspection is included after repairs are made
  • The inspector's license or certification details for you to verify

Questions to ask before you hire

  • Are you licensed or certified, and where can I check your license with the state board?
  • Which areas can you not access, and what will you do about them in the report?
  • Will you check the roof from the roof or from the ground, and why?
  • Do you test the sewer line, the radon, or the mold, and are those included in the price?
  • How long until I get the written report, and what does it include?
  • Do you carry errors and omissions insurance, and can you show me the certificate?
  • Will you call out the items that need a licensed trade to evaluate further?

Red flags

  • They promise to find no problems or to pass the house before they have inspected it
  • They also offer repairs on the same house and do not disclose the conflict
  • Their report is a template with no photos or no notes on the specific defects
  • They skip the attic, the crawl space or the electrical panel without saying why

What you can do yourself

You can walk the house before the inspection, note any stains, cracks or smells, and check the age of the major systems from their labels. You can also ask the seller for records of past repairs. Do not open the electrical panel, the gas appliances or the furnace cabinet to test them yourself, and leave the inspection of the roof and the attic to the inspector.

Licenses and permits

Home inspectors are commonly licensed or certified by the state in which they work, and some local jurisdictions add their own rules. Check the inspector's license with your state licensing board before you hire them.

Home inspection questions

Does a home inspection find everything wrong with a house?

No. An inspection covers the visible and accessible parts of the home on the day of the visit. Hidden defects, such as inside walls or under finished floors, may not show. Ask the inspector what was not accessible and how the report notes it.

Should I attend the inspection?

Yes, if you can. Walking the house with the inspector lets you see the problems explained in person and ask about the systems you will own. Ask the inspector how long the walk-through takes.

What happens after I receive the report?

Review the findings with your agent, decide which items need further evaluation by a licensed trade, and use the report to negotiate repairs, credits or a price change. Ask the inspector to call out the items that need a specialist.

About this guide

This national guide is written and checked by infinibell. Rules and conditions differ by place, so local pros are credited on guides for the cities they serve, not on national ones.

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