What is a Home Inspection
A home inspection is a professional evaluation of a property's physical condition — covering structure, roof, electrical, plumbing, and HVAC — conducted before closing so buyers understand exactly what they're purchasing.
A home inspection is a top-to-bottom assessment of a property's physical condition performed by a licensed home inspector. It is one of the most important steps in the home-buying process — giving buyers an objective picture of the property's condition and potential repair needs before committing to the purchase.
A home inspection is typically completed within seven to fourteen days of an accepted offer, during the inspection contingency window.
What a Home Inspector Examines
A standard home inspection covers the readily accessible, visually observable components of a home. A thorough inspection report addresses:
- Roof — age, condition, signs of damage or leaking
- Foundation and structure — cracks, settling, water intrusion
- Exterior — grading, drainage, siding, windows, doors, deck/patio
- Electrical system — panel, wiring, outlets, grounding, safety hazards
- Plumbing — water pressure, visible pipes, water heater, drainage
- HVAC — heating and cooling equipment, age, condition, filtration
- Insulation and ventilation — attic, crawl space
- Interior — walls, ceilings, floors, windows, stairs
Inspections typically take 2–4 hours for an average-sized home. The buyer is encouraged to attend and ask questions.
What a Home Inspection Does Not Cover
A standard inspection is visual and non-invasive. Inspectors do not move furniture or open walls. Certain items are typically not included:
- Mold testing — requires a separate specialist
- Radon testing — a separate test using a specialized kit or monitor
- Sewer scope — a separate camera inspection of the sewer line
- Pest/termite inspection — often required separately by lenders
- Pool, spa, or well/septic — usually optional add-ons
For older homes or properties in areas with known issues (expansive soils, radon-prone areas, heavy trees), these specialty inspections are often worth adding.
Using Inspection Results to Negotiate
Inspection findings give buyers leverage to negotiate:
- Request repairs — ask the seller to fix specific items before closing
- Request a price reduction — in lieu of repairs
- Ask for a seller credit — a dollar amount credited to your closing costs to cover repairs you'll handle post-closing
- Walk away — if the issues are too significant and no deal can be reached (using the inspection contingency)
Sellers are not obligated to fix everything — especially cosmetic issues. Focus negotiation on structural defects, safety hazards, and major mechanical items (roof near end of life, aging HVAC, significant water intrusion). Note that some properties are sold in as-is condition, meaning the seller will make no repairs — making a thorough inspection even more critical before waiving contingencies.
How Much Does a Home Inspection Cost?
Home inspection costs vary by property size and location but typically run $300–$600 for a standard single-family home. Larger homes, older homes, or those with more complex systems cost more. Specialty inspections add to the cost but can save thousands.
Considering what's at stake — a home purchase of hundreds of thousands of dollars — a comprehensive inspection is among the highest-value services in the transaction.
Do Sellers Get Inspections?
Some sellers commission a pre-listing inspection before putting their home on the market. This can speed up the sale by resolving issues in advance or providing documentation to buyers. It can also legally obligate the seller to disclose issues discovered. The practice is more common in some markets than others.
The American Society of Home Inspectors (ASHI) and InterNACHI are the two major professional organizations for home inspectors — searching their directories is a solid way to find qualified inspectors in your area.