Home Inspection Basics

What a general inspection covers

A licensed or certified home inspector visually examines the accessible parts of a home and reports on their condition. A standard inspection typically covers the roof, exterior, structure, foundation, electrical system, plumbing, heating and cooling, insulation and ventilation, interior surfaces, and built-in appliances. Most take two to four hours, and you are usually welcome to attend.

What it usually does not cover

• Anything hidden behind walls, under floors, or inside sealed systems
• Pest and termite conditions (a separate inspection)
• Sewer lines, which require a camera scope
• Chimney interiors, wells, and septic systems
• Mold, radon, asbestos, and lead testing
• Code compliance or permit history

For older homes, homes with trees near the sewer line, or homes with a fireplace, the specialty inspections are often worth ordering alongside the general one.

Reading the report

Reports are long because inspectors document everything, including routine items. Sort findings into three groups: safety issues, expensive systems near the end of their life, and cosmetic or maintenance items. The first two groups drive negotiation; the third is simply your future to-do list. Ask the inspector directly which findings they would prioritize if it were their home.

What to do with the findings

Within the inspection contingency window you can typically request repairs, request a credit at closing, accept the property as-is, or walk away. Credits are often simpler than repairs because you control who does the work and how well. Get contractor estimates for the significant items before deciding what to ask for.

Choosing an inspector

Ask about licensing where required, professional certifications, years in the field, and whether you may attend. Request a sample report to see how clearly they write. Choose based on thoroughness rather than the lowest fee; the cost of an inspection is small next to the cost of what it can find.