The short answer: you're not legally required to get one in most states, and most lenders don't require one either. But for almost every buyer, skipping it would be a mistake.
A home inspection is a visual assessment of a property's safety and condition. A licensed inspector reviews the home's structure and systems to uncover maintenance needs, repair issues, and potential hazards, giving you a clear picture of what you're actually buying before you close.
If the inspection turns up problems, you have options: ask the seller to fix them, negotiate a price reduction or credit, or (if your contract includes an inspection contingency) walk away without losing your earnest money. Without an inspection, none of those options exist.
Real estate agents navigate inspections constantly and can help you decide what to ask for and what to let go. If you don't already have one, we can connect you with top agents in your area. Simply fill out a short form, and we'll help introduce you to vetted agents who can answer your questions.
What is a home inspection?
A home inspection is an overall review of a property. A house inspector will look at the home’s systems (HVAC, water heater) and structure (foundation, basement, attic). Based on the issues uncovered, buyers may want to follow up this inspection with a more specialized one, such as a mold or termite inspection.
The buyer usually pays for the home inspection, which costs $296–424 or more, depending on the property size.[1] The inspection typically takes about 2–4 hours, and buyers can expect the report in 1–3 business days.
Based on the findings, buyers may want to follow up with specialized inspections for mold, termites, radon, or other concerns the general inspector has flagged.
🏠 How is the home inspection conducted?
The buyer will arrange the home inspection after making an offer.
A standard property inspection will assess:
- Heating and air conditioning systems
- Interior plumbing system
- Electrical system
- Roof, attic, and visual insulation
- Walls, ceilings, floors, windows, and doors
- Foundation, basement, and structural components
Buyers don’t have to be present for a house inspection, but it’s recommended. Attending the inspection lets buyers observe the inspector and ask questions about their findings. This can help home buyers make more informed decisions about their purchase. If the buyer can’t attend the inspection, the buyer’s agent may go in their place.
Home inspectors typically provide an in-depth report of their findings about 1–3 days after the assessment. The inspector should walk you through their report to help you determine what issues are trivial and which must be addressed.
🔍 What do home inspectors look for?
A home or property inspector will check the exterior and interior to ensure systems work properly. They’ll also note any safety risks and needed repairs.
While each home inspector is different, you can expect them to look for the following:
Outside:
- Siding that’s bulging or missing
- Eaves or soffits that sag
- Flashing that isn’t properly installed
- Doors or windows that don’t close correctly
- Cracked walkways or foundation
- Porches and stairs that are unlevel or missing boards
- Flaws in the roof, like missing shingles
- Skylights that don’t close properly or have gaps
- Missing mortar or damaged chimney brick
- Clogged gutters
Inside:
- Safety elements like unstable railings or missing fire or carbon monoxide alarms
- Poorly installed insulation, water stains, holes, or structural problems in the attic
- Cracks, moisture, or water damage in the basement foundation, walls, or floor
- Rotten or damaged foundation sills
- Damage to toilets, showers, bathtubs, or sinks
- Rusty pipes
- Issues with water temperature, pressure, or flow, including slow or clogged drains
- Visible splices in exposed electrical wiring, rust on the circuit breaker panel, or inoperable lights
- HVAC systems that don’t work correctly or damaged ductwork
- Cracks or gaps in the fireplace or improper venting in exhaust fans
📋 What does the home inspection report consist of?
A home inspection report is thorough, often dozens of pages long. It covers the property’s condition and notes any current or potential issues. Most reports include photos of concerning areas.
The report will look different depending on the inspector, but it generally contains a table of contents, legal disclosures and recommendations to protect the inspector, and a report summary. If the report uses acronyms or abbreviations, those will be defined as well (e.g., “SER = Appears Serviceable,” “NI = Not Inspected”).
The remainder of the report will detail each system and structure inspected. Many house inspectors color-code the document to indicate the severity of an issue. For instance, immediate safety risks may be highlighted in red, while less pressing fixes might be highlighted in yellow.
The document can seem overwhelming, especially for first-time buyers. Your home inspector or real estate agent can walk you through the findings. You can also view sample inspection reports to learn what to expect.
Reasons to get a home inspection before you buy
While a home inspection isn't required, it's strongly recommended. Inspections go beyond spotting visible issues; they also uncover potential problems you'd have no way of seeing on a walkthrough.
Most buyer-seller contracts include a home inspection contingency, which means the sale is conditioned on the home meeting certain standards. This gives you grounds to ask for repairs or concessions, or to walk away without penalty if something serious — like water damage, structural problems, or pest infestation — turns up.
Beyond the formal report, an inspector will also point out practical things: where the water meter and main shutoff are, whether your plumbing runs to a sewer or a septic tank, and roughly when major systems like the HVAC or water heater are likely to need replacement. That kind of information helps you plan for future costs, not just current ones.
Many homes appear flawless during a showing. An inspection uncovers what you're actually buying.
What a home inspection doesn't cover
This is where buyers are most often caught off guard. A standard inspection is a visual, non-invasive assessment — it doesn't include testing or specialized evaluation of the following:
| What's excluded | Why it matters | What to do |
| Termites and wood-destroying pests | Termite damage isn't covered by homeowners insurance and can be severe | Order a separate termite/WDO inspection ($75–$325) |
| Radon | Odorless, invisible gas; second-leading cause of lung cancer | Order a radon test ($15–$30 DIY kit or $100–$300 for professional testing) |
| Mold | Not detectable behind walls without specialized testing | Order a mold inspection ($300–$700) if the inspector notes moisture issues |
| Sewer lines | Root intrusion or collapse can mean a $3,000–$10,000 repair | Order a sewer scope ($150–$300), especially for older homes |
| Asbestos | Present in many homes built before 1980 | Order an asbestos inspection if the home pre-dates 1980 or the inspector flags concerns |
| Chimney interior | Visual inspection only; flue cracks or blockages require a chimney sweep | Book a certified chimney inspection separately |
Your inspector will typically note when they see signs that warrant a specialty inspection. Don't dismiss those recommendations — they're often the most important words in the report.
Is it okay to buy a house without an inspection?
While you can purchase a home without an inspection, you should almost always get one to avoid risks. Even if the house seems to be in good condition, an inspection can inform you of the costs, repairs, and maintenance it might need now and in the future.
Many safety risks, such as radon, carbon monoxide, and mold, are invisible. A property inspection can reveal these hazards. The inspector will also flag whether you’re missing certifications like Wind Mitigation and four-point inspections. Without these, some insurance companies won’t insure the home.
A home inspector should be able to estimate when major equipment like HVAC systems, plumbing, and water heaters will need replacing, which can help you forecast future expenses. Without an inspection, you may also miss damage or issues that could make it harder to sell the house later.
If someone is selling a house as is, you’ll still want to get it inspected to fully understand what you’re purchasing. You just won’t be able to back out of the deal based on the inspection findings.
Reasons a buyer may not get an inspection
There are a few scenarios in which buyers skip the inspection: they need to close quickly, they're experienced contractors who can assess the home themselves, or they're cash buyers purchasing as is and the findings won't change their decision.
In competitive markets, some buyers waive the inspection (or just the inspection contingency) to make their offer more attractive. In 2025, about 18% of buyers waived the inspection contingency, according to the National Association of Realtors’ (NAR's) August 2025 Confidence Index Survey. That's a meaningful number, but it also means 82% still kept it.
There's an important distinction worth knowing:
- Waiving the inspection means you close without anyone professionally examining the home. This is the higher-risk option.
- Waiving the inspection contingency means you get the inspection, but agree not to use it as a reason to exit the deal. You can still use the findings to inform your decision or ask for repairs — your leverage is just reduced.
If you want to make a competitive offer without fully waiving the inspection, you have a couple of options: specify in the contract that the inspection is for informational purposes only and won't be used to renegotiate price, or limit your asks of the seller to only significant structural or safety issues. Your agent can help you figure out which contingencies are essential for your situation when you're buying a house.
How to use your inspection results to negotiate
The inspection report is a negotiating tool, not just a damage list. Here's how to use it effectively:
Focus on safety and structural issues first. A failing roof, cracked foundation, outdated electrical panel, or active water intrusion are worth pushing hard on — these are expensive, affect insurance and financing, and are legitimate negotiating points in any market.
Don't sweat cosmetic or minor issues. A broken door handle, a slow drain, or a missing outlet cover are normal wear and tear. Submitting a long list of small asks can frustrate sellers and undermine your credibility on the bigger items.
Ask for a credit instead of repairs when possible. Sellers often prefer to give a closing credit (reducing your purchase price or offsetting closing costs) rather than manage contractors themselves. A credit also lets you oversee the quality of the repair work.Know your market. In a seller's market, asking for too much post-inspection can kill the deal. In a buyer's market, you have more room. A good agent will help you calibrate by deciding which issues are worth fighting for and which are better to accept and plan to address later.
FAQ
How much is a home inspection?
The average home inspection costs $338, but depending on the property size, it can range from $250 to $400. The buyer pays for the inspection.
What does a home inspection consist of?
A home inspection thoroughly reviews a property’s structure and systems. House inspectors will examine exterior features, such as the roof, porches, siding, and landscaping, and interior areas, like the basement, foundation, attic, doors, and windows. They’ll also check heating, cooling, plumbing, and electrical systems.
Do lenders require a home inspection?
Lenders don’t typically require a home inspection but may request one if the appraisal reveals issues with the property’s condition.
Who can do a home inspection?
Home inspectors must be licensed and certified. They are typically members of the American Society of Home Inspectors (ASHI) or the International Association of Certified Home Inspectors (InterNACHI).
Does a home inspection check for mold?
A home inspector may point out the potential presence of mold and recommend a more specialized inspection. However, some inspectors are certified to test for mold, so it’s essential to ask about this service when scheduling an appointment.
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