A home inspection is your best defense against buying a property with hidden structural or mechanical problems that could cost you tens of thousands in repairs. Inspectors systematically examine everything from the foundation to the roof, creating a detailed report of the home's condition. Knowing what they check helps you understand what you're really getting before closing.
The Foundation and Structural Elements
Inspectors start below ground and work up, looking for cracks, water intrusion, settling, or signs of poor drainage around the foundation. They check whether the foundation is concrete, stone, or brick, and whether it shows any bowing, efflorescence (white powdery deposits), or active moisture problems. A cracked foundation might be cosmetic or serious—that's exactly what the inspector determines so you know whether to negotiate repairs or walk away.
Roof Condition and Age
The roof is one of the most expensive systems to replace, so inspectors examine shingles, flashing, gutters, and the overall structural integrity. They'll note the roof's approximate age (shingles typically last 15–25 years) and whether repairs are needed soon. Most inspectors won't climb onto steep or unsafe roofs, so expect them to use binoculars or drones in some cases—ask when booking if roof access is limited.
Electrical Systems
A thorough electrical inspection checks the main panel, wiring gauge, outlets, and safety switches like GFCIs in bathrooms and kitchens. Inspectors test whether outlets are properly grounded and look for outdated knob-and-tube wiring or undersized panels (a 60-amp panel in a modern home, for example, is usually a red flag). They verify that the electrical service matches the home's size and documented renovations.
Plumbing and Water Systems
Inspectors check water pressure, drain speed, and the condition of visible piping. They test all faucets, showers, and toilets to identify leaks or slow drainage. They also verify the age and condition of the water heater, look for corrosion or rust on pipes, and identify any signs of previous water damage or current leaks under sinks and around appliances.
HVAC and Climate Control
The heating and air conditioning systems receive a functional test to ensure they turn on and operate. Inspectors check furnace age, note whether units are properly maintained, and look for refrigerant leaks in AC systems. They document whether systems are original to the home or recently replaced, which affects their remaining lifespan.
Interior Walls, Ceilings, and Floors
Inspectors look for water stains, mold, cracks, and settling issues inside. They check whether floors are level, whether doors and windows close properly (a sign of foundation movement), and whether ceilings show discoloration from roof leaks. They also note cosmetic issues like peeling paint or stains, which don't affect safety but do affect market value.
Appliances and Built-In Systems
Most standard inspections include functional testing of built-in appliances: ranges, ovens, dishwashers, and refrigerators. They verify these work but typically don't disassemble them or warranty their operation. High-end or specialty appliances may require separate inspections.
Attic and Ventilation
Inspectors enter the attic to check for proper ventilation, insulation levels, roof leaks, water stains, and pest activity. Adequate attic ventilation prevents moisture buildup and extends roof life. They also verify that soffit and ridge vents aren't blocked, which is a common issue in older homes.
Common Defects to Expect in Reports
Real inspection reports typically flag:
- Deferred maintenance – caulking around tubs, weatherstripping, gutter cleaning
- Code violations – missing GFCI outlets, inadequate handrails, improper grading
- Aging systems – furnaces over 15 years, roofs near end of life
- Water damage history – stains in attics, basements, or crawl spaces
- HVAC issues – dirty filters, mismatched units, lack of maintenance records
Most inspectors cost $300–$600 depending on home size and location, and inspections take 2–4 hours. Mercoly helps you find and compare trusted home inspectors in your area, read verified reviews, and schedule inspections that fit your timeline.
Frequently Asked Questions
Q: Can I be present during the home inspection? Yes—most inspectors encourage it so you can ask questions and see findings firsthand. Plan to spend the full inspection time on-site if possible.
Q: What's the difference between a standard inspection and a specialized inspection? A standard inspection covers major systems; specialized inspections focus on one area like mold, termites, radon, or septic systems, and cost extra ($150–$500 each).
Q: How long do I have to act on inspection results? Most contracts give 7–10 days to request repairs or credits, though this varies by location and your purchase agreement—check your contract timeline immediately after inspection.
Use Mercoly to compare qualified inspectors and book your pre-purchase inspection today.