A home inspection is your chance to catch costly problems before you buy. Inspectors examine everything from the roof to the foundation, so knowing what they're checking helps you prepare smarter questions—and protects your investment. This guide walks you through the main areas inspectors evaluate.
What Inspectors Actually Check
A professional home inspection typically lasts 2–4 hours and costs $300–$500, depending on your home's size and location. The inspector creates a detailed report listing what's working, what needs maintenance, and what could be dangerous. You'll see photos, descriptions, and sometimes recommendations for repairs or specialist follow-ups.
The Foundation and Structure
Inspectors look for cracks in the foundation—fine hairline fractures are normal, but stair-step cracks or horizontal breaks signal potential structural movement that could cost thousands to fix. They check for water damage, efflorescence (white mineral deposits), and signs of pest activity in crawl spaces or basements. They'll also assess the grading around your home to confirm water slopes away from the foundation, not toward it.
Roofing and Attic
The roof inspection covers shingle condition, flashing around chimneys and vents, and gutter functionality. Most asphalt shingle roofs last 15–20 years; an inspector will note the approximate age and any missing or curled shingles. They'll check the attic for proper ventilation, moisture, and insulation levels—poor ventilation can shorten roof life and spike energy bills.
Electrical System
Inspectors test outlets, switches, and the main panel to confirm safe grounding and proper load distribution. They look for outdated wiring (like knob-and-tube or aluminum), missing ground pins, and reversed polarity. If your home is older and still uses fuses instead of circuit breakers, or if the panel is near its capacity, the report will flag upgrades you might need.
Plumbing and Water
The inspection includes testing water pressure, checking for leaks under sinks, and examining the water heater age and condition. They'll look for signs of corrosion in visible pipes and test hot water delivery speed. If your home uses a septic system, inspectors examine the tank and drain field for obvious issues—though many will recommend a separate septic inspection for a deeper assessment.
HVAC Systems
Inspectors confirm that heating and cooling systems turn on and maintain temperature. They check filter condition, ductwork for obvious gaps or damage, and thermostat functionality. A 15+ year old furnace or AC unit may be nearing replacement cost (typically $5,000–$10,000 for a full system), which the report will note.
Key Areas Inspectors Document
- Roof age and condition — Critical for insurance and resale value
- Appliance functionality — Most inspectors test what's included in the sale
- Moisture and mold signs — Often found in bathrooms, basements, or crawl spaces
- Stairs, railings, and safety hazards — Code violations that need fixing
- Insulation and energy efficiency — Affects comfort and utility costs
- Windows and doors — Seals, operation, and weatherstripping
- Paint, siding, and exterior condition — Cosmetic but cost-relevant
What You Should Do Before the Inspection
Walk through the home yourself beforehand and note anything broken or suspicious. Provide the inspector with access to all areas, especially attics, crawl spaces, and mechanical rooms—restricted access limits the inspection's value. If you have concerns about a specific system (like an old septic tank), mention it so the inspector prioritizes that area.
Red Flags vs. Maintenance Items
Not every finding is a deal-breaker. An old roof that's still functional might just need replacement within a year or two. A single outlet without a ground pin is cosmetic. But structural cracks, active water intrusion, mold, unpermitted electrical work, or a failing HVAC system warrant serious negotiation or specialist evaluation. Use the inspection report to get repair estimates and decide what's critical versus cosmetic.
Next Steps After the Inspection
Review the report carefully and ask your real estate agent to clarify anything unclear. If major issues emerge, you have leverage to renegotiate price, request repairs, or ask the seller to credit you for future fixes. If you're considering hiring specialists (electricians, structural engineers, roofers), get multiple quotes—typical repair estimates vary significantly.
Finding a qualified inspector is crucial. Mercoly helps you compare and hire trusted home inspection providers in your area, reading real customer reviews so you get a thorough, professional evaluation.
Frequently Asked Questions
Q: How long before closing should I schedule a home inspection? Schedule it within 7–10 days of your offer acceptance, giving you time to review results and negotiate before your contingency deadline expires.
Q: Can I be present during the inspection? Yes, and you should be—walk through with the inspector, ask questions, and take notes on items you want clarified in the final report.
Q: What's the difference between a home inspection and an appraisal? An inspection assesses the condition and safety of systems; an appraisal determines the home's market value for your lender's benefit.
Ready to find a qualified inspector? Compare trusted home inspection providers on Mercoly today.