20 Things You Should Know About Your Home Inspection

Home inspections are a vital part of the home buying and selling process but do you know what home inspectors actually do or if a house can even fail a home inspection? Luckily, we’ve put together the top twenty most important things about home inspections and asked the professionals to answer them. Here is everything you need to know about your home inspection.

1) What is a home inspection?

Without a comprehensive home inspection, you could end up paying thousands of dollars in repairs or possibly buy an unsafe house.
Here’s an overview of the home inspection process:

Foundation: the inspector will take a look at the structural components to examine it for cracking, shifting, or other structural issues or red flags.
Lot: the lot will be examined for proper grading and drainage, and the quality of walkways and the driveway will also be assessed.
Roof: the shingles will be inspected for good shape, missing flashing, signs of water damage, and overall integrity. A new roof will be inspected for proper installation practices.
Exterior: the exterior siding, windows, and doors will be examined to assess their overall wear and good condition
Attic: the attic will be inspected if accessible to assess if it is adequately ventilated and insulated
Interior: the interior of the home will be examined, including wall outlets, lighting fixtures, walls, doors, and all other such surfaces and areas
Basement: the foundation walls will be checked for signs of leaks or water damage. Issues like mold, but know that a mold inspection is a separate service.
Electrical: the electrical systems will be inspected. To include the electrical panels, light switches, receptacles, and other issues often observed in older homes
Plumbing: the functionality of the plumbing systems will be checked, including water pressure, hot and cold water, as well as the functionality of all sinks, bathtubs, showers, and other systems
Appliances: major appliances are not part of our SOP but most inspectors will check their general condition and report on any major issues
HVAC: the HVAC systems will be examined for proper operation. To include air conditioning systems if it is warm enough outside. It is considered a “non-invasive” inspection.

2) Why do I need a full home inspection?

If you are planning to buy or sell a home, it is recommended that you hire a certified home inspector to conduct the inspection. This is one way to learn the home’s condition and potentially gain more negotiating power during the purchase of a home or hedge any surprises when listing your home sale. Home inspectors with experience look at hundreds of homes a year and can provide valuable information.
When doing your own home inspection, pay attention to anything that seems strange, as it might be a red flag. Take note of any visible damage as well, as it might not be a problem now but it could turn into an expensive fix later. These issues don’t have to be a big deal. They can, however, help you get a lower price for the home if you’re the buyer. Most home buyers agree that it’s worth spending a few hundred dollars on a home inspection to save a few thousand down the road. Home sellers can save by doing necessary repairs on their own and being prepared for any major repairs needed.

3) What does a home inspection cost?

Based on more than 80,000 home inspections conducted during the last year, our data shows that the average home inspection costs $458.
Variables that will affect the cost include:

Location/region/travel time
Size of the home
Age of the home
How hot or cold the local real estate market is
How many inspectors are in the area and how busy they are
Additional services such as mold, lead paint, sewer scope, septic system or radon testing

The US Department of Housing and Urban Development (HUD) gives a typical price range of $400-$700, and cautions that “cost does not necessarily reflect quality.”
We recommend that you do your research. Take a look at the website and the reviews of the inspector that your agent recommended. Get a quote from them and a couple of others, and don’t shop on the cost or price alone.
Regardless, decent home inspectors are well worth the investment. Whether it gives you leverage to ask the seller to cover more fixes or sets your expectations for what to budget for, getting a home inspection is one of the smartest investments you can make in your new home. The real cost to consider is the cost of not getting a home inspection.

4) Why can’t I do a home inspection myself?

Point blank: you need to be licensed in most states, and a seller likely won’t care what you have to say.
Once you have a purchase agreement, there are many things to consider. Home inspectors provide a detailed report from an unbiased perspective that helps you make an informed decision. They give you the peace of mind you need to move forward. Everyone else in the transaction has a stake in the outcome. The real estate agent doesn’t get paid till you purchase a house. The seller’s realtor is looking out for their seller.
Home Inspectors are paid pessimists. There is no perfect home; they all have minor issues. But, even if you’re a builder yourself, a seller will want a professional home inspection completed just like they wouldn’t trust you to do the home appraisal.
And honestly, your home inspector will be able to shine a light on vital information that you likely wouldn’t have caught until after you had purchased the house.

5) What does a home inspection include?

As a home is the largest purchase most folks will ever make, a home inspection is always recommended before buying a home. While some little quirks are nothing to worry about, there may be more serious issues that only a professional home inspector can assess.
Without a comprehensive home inspection, you could end up paying thousands of dollars in repairs or buying a house that is unsafe due to issues like water damage, foundation issues, or even asbestos or lead. A certified home inspection should cover the foundation, lot, roof, exterior, attic, interior, basement, electrical, plumbing, appliances, and the heating/cooling system. The primary purpose of these examinations is to identify structural and major system flaws, especially anything safety related.

6) Can a house fail a home inspection?

Home inspections don’t have a grading system. This is one reason home inspectors are not ‘deal killers’. The inspector simply evaluates the home and shares their findings with the buyer and seller. If a major issue is found, the contract might be renegotiated. Buyers may also cancel the transaction if serious problems are identified. Especially if they impact the value of the home. The potential home buyers’ expectations are often what will cause a transaction to ‘fall through’. Real estate professionals should focus on preparing their clients, especially if they are a new homeowner, for what an inspector finds. Remember that home inspectors are paid pessimists.

7) When do I call a home inspector?

As soon as you have an accepted sales contract. During the summer months home inspectors tend to be busier and getting one that can meet your inspection agreement deadline is harder. Each contract will have a different due diligence window but they tend to be around 10 days from the signing of the contract. So the clock starts then. You want the inspection ASAP to allow for any additional inspections or quotes you might want to acquire steeming from the home inspector’s report before the end of the home inspection contingency window.

8) Do I have to be there during the home inspection?

Well, it used to be a really good idea. But it is really up to you as the client. Back when inspection reports were simply a carbon copy form with check boxes, it would be very hard to discern what issues existed, and there would be no context. Things have drastically changed since I started my career. Our reports contain photos and videos and are very detailed. We started doing videos for our military clients since they were often unable to attend, and then COVID-19 happened, and we took that practice to the next level. We have found that videos also help when asking for repairs or negotiating the sale price. I personally inspect better when alone with fewer distractions, and so we recommend that, if you want to attend, you give us 90 minutes or so to get a good bulk of the inspection completed. I love talking about homes, though, and will gladly geek out about how you need to ‘fix the crawl space’ or take care of the ‘drainage issues’ around the foundation.

9) What if the home inspection report reveals problems?

Well, the report most definitely will reveal some problems. Every home has something that could be better off. If you encounter any major issues during the home inspection, you have a couple of options. None of which are the best option.

You can back out of the contract and call us for the next inspection.
You can negotiate for repairs (most common).
You can negotiate on price and do the repairs yourself (best option).
You can move forward with the knowledge you have acquired.

The most important thing is to move forward when you feel confident. If you feel uneasy, that is the feeling that will grow. Homes cost a lot of money, but they all have issues, even brand-new ones. Very often, I’ll inspect the same house a few years apart, and I almost always identify some of the same issues. Maybe a little worse than before sometimes, but often unchanged. Understand this and know I’ve got issues on my own house and I built it myself.

10) How long does an inspection usually take?

While there are no set standards when it comes to the length of time it takes to inspect a home, the process usually takes about two to three hours. For larger homes or homes with additional features, this process will take longer, while for small homes and condos an inspection may only take an hour or two.
Here are some additional factors that impact the amount of time it takes to conduct a home inspection:

Size of the home
Age of the property
Total systems to be inspected (HVAC, electrical, water heaters, pools, multiple kitchens, etc.)
Accessibility to areas that need to be inspected
Weather conditions
State requirements
Time spent answering clients’ questions during the inspection
One or more inspectors on site
Additional services (radon test, mold test, water test, etc)

A home inspection isn’t something you want to rush through. This is an important step in the home-buying process and affirms the value of your investment. We are fairly efficient in our processes and we still can’t always predict how long it will take.

11) What’s included in the home inspection report?

A home inspection report, according to InterNACHI standards, typically includes the following key elements:

Structural Components: Assessment of foundations, floors, walls, ceilings, and roof.
Exterior Features: Evaluation of exterior walls, doors, windows, decks, and driveways, including grading and drainage.
Roof and Attic: Condition of roofing materials, gutters, attic insulation, and ventilation systems.
Plumbing System: Inspection of pipes, drains, water heater, and fixtures for leaks and proper function.
Electrical System: Examination of electrical panels, wiring, outlets, and safety devices like GFCI protection.
Heating and Cooling Systems: Assessment of the functionality and safety of furnaces, air conditioners, and related components.
Interior Elements: Inspection of interior walls, floors, ceilings, windows, doors, and stairways for damage and safety concerns.

A home inspection report is a comprehensive document detailing the condition of these components, highlighting areas of concern, and recommending further evaluation or repairs where necessary. It’s designed to give a clear picture of the home’s state, focusing on safety, structural integrity, and proper functioning of systems.

12) How do I know if a home inspector is qualified?

Here are some things to consider while searching for a qualified home inspector:
Credentials – Most home inspectors are licensed by the state in which they inspect. This doesn’t ensure that they are good, but it will let you know if they are qualified.
Reviews – If you can’t find any, they are either trying to hide from them or are brand new to the industry. Google reviews are hard to come by and can provide you with a lot of good information.
Price – Good – Fast – Cheap – You can only pick two. If an inspector’s price is high, it’s because they’re in high enough demand to justify it. The cheapest guys sometimes aren’t even worth the money. So, do you have enough money to have it done twice? Or would having it done correctly the first time make more sense?

13) Does the inspector need to be specialized in residential structures?

If the home inspector is licensed, then they specialize in residential structures. Anything larger than a 4-plex is considered a commercial inspection. So, yeah, if you want an inspection on the home you are selling or buying, you would want that individual to specialize in residential structures. While there are overlaps between building types, experience matters. So, be sure and ask the right questions: How many homes have you inspected?

14) What is the difference between a home inspector and an appraiser?

When you’re getting ready to buy or sell a home, having a home inspection and appraisal is part of the process. Because it’s such a huge investment, your home needs to be evaluated. Some people think that appraisals and inspections are the same thing but they are, in fact, very different.
An appraisal is a concept of pricing a home based on specific factors, such as:

Location of the home
Proximity to desirable schools and other public facilities
Size of the lot
Size and condition of the home itself
Recent sales prices of comparable properties

The appraiser’s primary goal is to protect the lender against owning overpriced property. That’s why an appraisal is required before you can get a mortgage on your home. Appraisers do not conduct in-depth inspections of the home but they may take note of visible signs of neglect. This includes cracked walls, chipped paint, broken windows, damaged flooring, etc.
An inspection is a much more thorough overview of your home. Whereas an appraisal is required in order to get a mortgage, an inspection is not mandatory but it’s still a good idea to get one. A home inspector examines every aspect of the home, looking for issues that could negatively affect the buyer’s investment. While the appraiser is obligated to protect the lender, the home inspector is most often there to protect the buyer from making a poor purchase.

15) What is the process of a home inspector?

Home inspections are an important part of buying a home. Without a comprehensive home inspection, you could end up paying thousands of dollars in repairs or buying a house that is unsafe due to water damage or foundation issues.
During the inspection, buyers are encouraged to tag along with the inspector and ask questions about the home. Upon completion, the inspector usually gives the client a verbal overview of their findings. Most home inspectors provide a comprehensive inspection report in a web-based or PDF format within a day or two of the inspection. Home inspectors are usually happy to answer any questions you have about the report.

16) Do I need a home inspection for a new construction?

Yes, home inspections are indeed recommended for brand-new homes. While it’s easy to assume that a new construction would be free from issues, this is rarely the case. Here are a few reasons why a home inspection is important for new homes:
Identifying Construction Defects: New homes can have construction errors or oversight all the time. These could range from minor cosmetic issues to major structural problems. A professional home inspector can identify these issues before they become significant problems.
Quality of Workmanship: Sometimes, due to rushed timelines or other factors, the workmanship in new homes might not meet the expected standards. An inspection helps in assessing the quality of the work done.
Functionality of Systems: Inspectors check all the home’s systems, including plumbing, electrical, heating, and cooling, to ensure everything is installed correctly and functioning as it should.
Warranty Purposes: Many new homes come with warranties. An inspection can help identify issues that might be covered under warranty before it expires.
Peace of Mind: Knowing that your new home has been thoroughly inspected and any potential issues identified can provide significant peace of mind.
In summary, while new homes generally imply fewer concerns compared to older properties, an inspection is still a valuable step to ensure that everything is in top condition and to avoid any unforeseen issues after moving in.

17) Can a home be inspected if it’s covered in snow?

Snow can pose a challenge for home inspectors, as a large amount of snow limits what can be adequately inspected. Namely the roof, hardscapes, decks, and grading issues. However, all other areas of the home can still be inspected during the winter, and it may even bring more issues to light that may have been missed were it to be inspected in the warmer months. Extreme weather conditions cause damage and stress to a home that is only visible to a trained professional.

18) Do home inspectors inspect pools, fences, or other outside structures?

Typically, basic home inspections don’t include comprehensive overviews of areas like pools, fences, and outside structures. When buying a house with a pool or other unique feature, it’s vital that each part of the purchase receives the same attention. That means you need to call a professional who knows these features and their potential pitfalls. Your home inspector may be able to provide inspection services for these areas at an additional fee or refer you to someone who can.
According to ASHI‘s Standards of Practice, section 4.2, E, “the inspector is not required to inspect outbuildings other than garages and carports.” Some home inspectors offer outbuilding inspections as an add-on service and some include it in the home inspection even though it’s not required. That’s entirely up to the inspector and local regulations. If local regulations require an inspection of every building on the property, then the inspector needs to follow those rules and include in the home inspection.

19) Do home inspectors tell me if I should buy the house?

No, we do not. We’re not really in the position to do so. There are SO many factors that go into purchasing a home that we just don’t know. In over 6000 homes, I’ve maybe looked at a client two or three times and realized that they were in over their head and had no guidance. Our job is not to be partial, even if there is major structural damage. This sometimes puts us in the position of sounding wishy-washy. One of the most challenging things for a home inspector to figure out is how to report on the severity of defects. 3 missing receptacle covers are different than a whole house of missing covers, but is one more concerning than the other? They are both safety hazards, but one certainly would cost a little more to resolve. But here’s the thing: we don’t know that you’re not going to change them all to black as soon as you move in. When people ask me if I would buy the house, I always say, “No, it doesn’t have enough bedrooms (I have 12 kids).” and I politely move on.

20) I’m selling my home; should I get a home inspection before putting it on the market?

Let’s first acknowledge that I sell home inspections for a living. Look, selling a house can be a challenging process. Agents love to see me when they have the buyer but hate to see me when they represent the seller. They know I’m going to find potential problems. Issues that might force a renegotiation. One of the best ways to avoid this is by opting for a seller’s home inspection. If you do, you hold all the cards. Otherwise, you’re giving the buyers an opportunity to bring you down on price after you’ve already come to an agreement.

Another financial advantage of a pre-listing inspection is that it enables you to identify all potential issues before the buyer’s inspection. This gives you ample time to make repairs and it is always cheaper to have it done on the contractor’s schedule as opposed to a closing deadline. And, depending on the issue, you want to leave “as-is.” If you disclose it, the buyer can’t return it later and ask for it to be fixed. By including the inspection report with the disclosure statement, you can reduce your liability for any new findings. Additionally, getting a home inspection prior to listing your house for sale can sometimes even detect safety issues before agents and visitors tour your home. These hazards could turn into a very costly liability, and the last thing you want is for someone to get injured due to a lack of a safety railing that you didn’t even know you needed.

Opting for a seller’s home inspection a wise investment. It enables you to make the necessary repairs ahead of time and can save you a lot of time, money, and stress down the road. So, if you’re planning on selling your home, consider opting for a seller’s home inspection today!

This article originally appeared on Redfin