Home Inspection Explained: What Inspectors Check (and What to Do Next)

A house can look gorgeous in listing photos and still be hiding a leaky roof, a tired furnace or wiring that predates the moon landing. The home inspection is your chance to find out before the house becomes your problem.

Think of it as a full physical for the building. You would not marry someone after one great dinner; do not buy a house after one great open house.

What is a home inspection?

A home inspection is a non-invasive, visual examination of a home’s major systems and components. A licensed or certified inspector (rules vary by state) walks through the property, pokes into the attic and crawlspace, runs the faucets, tests outlets and appliances and then writes up a report — usually with photos — describing what they found.

“Non-invasive” is the key phrase. Inspectors do not open up walls, pull up carpet or dismantle the furnace. They report what they can see and access, and flag anything that deserves a closer look by a specialist.

Home inspection vs appraisal

What does a home inspector check?

Exact scope depends on your state’s standards and the inspector, but a typical general inspection covers:

• Roof: shingles, flashing, gutters, signs of leaks.
• Structure and foundation: cracks, sagging, water intrusion.
• Exterior: siding, grading and drainage, decks, porches.
• Plumbing: visible pipes, water heater, drainage, water pressure.
• Electrical: panel, visible wiring, outlets, GFCI protection.
• HVAC: furnace, air conditioning and how they operate.
• Interior: walls, ceilings, floors, windows, doors, stairs.
• Attic and insulation, ventilation.
• Built-in appliances (often) and smoke/CO alarms.

What usually costs extra

• Radon testing. The EPA recommends testing homes for radon, a naturally occurring radioactive gas, and suggests fixing homes at or above 4 picocuries per liter.
• Wood-destroying insect (termite) inspection. Some loans or regions require it.
• Sewer scope: a camera down the main line. Great for older homes with big trees.
• Lead-based paint testing. For homes built before 1978, federal rules generally give buyers a 10-day opportunity to test for lead-based paint hazards, unless they waive it.
• Mold, well water, septic, pool, chimney — case by case.

When does the inspection happen?

Usually right after your offer is accepted. Your purchase contract may include an inspection contingency — a window (often a set number of days) to inspect and respond. Book the inspector as soon as you sign; good inspectors get busy, and that window flies by.

Try to attend. Following the inspector around is the best free home-maintenance class you will ever get. Ask where the water shut-off is, how old the water heater looks and which issues are “fix now” versus “keep an eye on it.”

How to read the inspection report without panicking

Every report is long, and every house has issues — even brand-new ones. Sort findings into three buckets:

Your options after the inspection

1. Proceed as is. Nothing major found? Great.
2. Ask the seller to make repairs before closing.
3. Ask for a credit or price reduction so you can handle repairs yourself.
4. Walk away within your contingency period, if your contract allows it — usually without losing your earnest money.

If you get a credit, ask your lender how it can be applied — credits are often used toward closing costs. Our closing cost calculator and closing costs guide can help you see where that money lands.

How to choose a home inspector

• Check your state’s licensing requirements and verify the license, if your state has one.
• Ask for a sample report. Clear photos and plain-English summaries are a good sign.
• Ask what is included and what is extra.
• Ask about insurance (errors and omissions, general liability).
• Pick someone who works for you. You can take recommendations, but you make the hire.

Should you ever skip the inspection?

In hot markets, some buyers waive inspections to make their offer stand out. That can save a few days and win a bidding war — but it means taking the house’s surprises at full price. A middle ground: do an “informational only” inspection, so you know what you are buying even if you do not plan to negotiate.

Remember that repairs come on top of your mortgage payment. Before you commit, run the numbers in our mortgage calculator and leave room in your budget for the things the report says will need attention.

FAQ

Sources: U.S. Department of Housing and Urban Development (HUD) / FHA (“For Your Protection: Get a Home Inspection”); Consumer Financial Protection Bureau (home buying guidance); U.S. Environmental Protection Agency (radon guidance and Lead-Based Paint Disclosure Rule). Keys & Coffee is an independent education site, not a lender, and is not affiliated with Axia Home Loans. General information only.