Home Inspection Checklist: What Inspectors Check and What to Ask
The home inspection is your best chance to find expensive problems before you own them. Here is what a standard inspection covers, what it misses, and how to use the report.
What a standard inspection covers
- Roof: age, missing or damaged shingles, flashing and gutters.
- Structure: foundation, framing and signs of movement or water.
- Plumbing: pipes, leaks, water pressure and the water heater.
- Electrical: panel, wiring and outlets you can see.
- Heating and cooling: the furnace and A/C and how old they are.
- Attic and insulation.
- Windows, doors and drainage around the house.
What it usually does not cover
These often need a separate inspector or test. Ask your agent which ones are common where you are buying:
- Sewer line scope: a camera down the main line. Smart on older homes. See our Atlanta and Denver guides.
- Radon test: common in some states like Colorado.
- Termites and pests.
- Pool, well or septic.
- Mold testing.
- Insurance inspections like the wind mitigation and 4-point reports used in Florida.
Go to the inspection
Walk the house with the inspector. Ask questions. You will learn where the water shutoff is and how old the big systems are.
How to read the report
Reports are long, and that is normal. Sort the items into three piles:
- Safety issues: fix before you move in.
- Big-ticket items: roof, foundation, HVAC, sewer. These are where you negotiate.
- Normal maintenance: small stuff every house has. Don't sweat it.
What to ask for
- Repairs done by the seller before closing.
- A credit at closing so you can fix it your way.
- A lower price.
- Or, if it is serious, walk away inside your inspection period. How that protects your earnest money.
Quick answers
How long does a home inspection take?
Often two to four hours, depending on the size and age of the home. Plan to be there for the end so the inspector can walk you through it.
Who pays for the home inspection?
The buyer usually hires and pays the inspector, because the report is for the buyer's protection.
Can I skip the inspection?
You can, but you give up your best look at the home and often your inspection contingency. See how contingencies protect your deposit, the buying timeline and the first-time buyer checklist.
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