A home inspection is a visual assessment of a property’s safety and quality. A licensed and certified inspector reviews the home’s structure and systems to uncover needed maintenance or repairs and help assess the property’s value.
While not required, an inspection is generally recommended so the buyer fully understands the home’s condition and any potential issues that may arise. Depending on the inspector’s findings, the buyer may negotiate for the seller to make or pay for any repairs. If the inspection uncovers something unexpected, the buyer may be able to back out of the deal.
Home inspections are a common part of the buying process, and real estate agents have a lot of experience helping buyers navigate them. If you don't already have a realtor, we can connect you with top agents in your area. Simply fill out a short form, and we'll send vetted agent recommendations straight to your inbox.
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 $250–400 or more, depending on the property size. The inspection typically takes about 2–4 hours, and buyers can expect the report in 1–3 business days.
🏠 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 recommended. Inspections are about more than just spotting issues — they can also identify potential troubles you might face in the future.
Most buyer-seller contracts include a home inspection contingency. This simply means the seller has accepted a buyer’s offer, but the home must meet specific criteria before the sale is finalized. The property inspection gives buyers the grounds to ask for repairs or concessions (money from the seller so the buyer can make the repairs). The buyer can back out of the deal if significant issues are found, such as water, storm, or pest damage.
Beyond the report, a property inspector will point out important things in the house, such as where the water meter or water main shutoff is. They’ll also note other need-to-know features, like whether your plumbing is connected to the sewer or a septic tank.
Many homes appear flawless, especially if you’ve only toured them a handful of times. A house inspection uncovers what you’re actually buying so you can become more familiar with the property, negotiate repairs, and avoid costly surprises.
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
A buyer might forgo a house inspection for a few reasons, such as if they need the sale to close quickly or if they’re an experienced contractor. Cash buyers or people who buy a house as is may also skip the inspection because the findings won’t change their willingness to go through with the sale.
In a hot market, some traditional buyers won’t get an inspection to make their offer more competitive. But this carries the risk of unknown — and unbudgeted — maintenance and repair costs.
If you want to make a good offer without waiving the inspection, you could put in your contract that the inspection is for informational purposes only and won’t be used to negotiate the sale price. Another option is to ask the seller to pay only for significant damage or repairs.
You might also omit other less crucial contingencies, like a buyer’s sale contingency, which lets you back out of the sale if your home doesn’t sell first. Your real estate agent can help you determine which contingencies are must-haves when you buy a house.
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.
