A home inspection is a professional evaluation of a property's condition, typically conducted after a purchase agreement is signed but before closing. The inspection identifies safety hazards, major defects, and maintenance issues that may not be visible during a casual walkthrough.
55 steps across 12 sections
1. Structural Systems
- Foundation (cracks, settling, water intrusion)
- Load-bearing walls and beams
- Floor and ceiling structure
- Basement and crawl space conditions
2. Roof
- Shingle/material condition and remaining life
- Flashing around chimneys, vents, and skylights
- Gutters and downspouts
- Signs of leaks or water damage in attic
3. Exterior
- Siding and trim condition
- Window and door condition and seals
- Grading and drainage (water should flow away from foundation)
- Driveways, walkways, and patios
- Decks, porches, and railings (structural integrity)
4. Plumbing
- Water supply lines (condition, material — copper, PEX, galvanized, polybutylene)
- Drain, waste, and vent lines
- Water heater (age, condition, safety features)
- Fixtures (faucets, toilets, showers)
5. Electrical
- Main panel (capacity, condition, brand — some panels like Federal Pacific are known hazards)
- Wiring type and condition (copper vs. aluminum)
- Outlets (grounding, GFCI in wet areas)
- Switches and fixtures
- Smoke and carbon monoxide detectors
6. HVAC (Heating, Ventilation, Air Conditioning)
- Furnace/boiler age, condition, and operation
- Air conditioning unit age and operation
- Ductwork condition
- Thermostat function
- Filter condition
- Estimated remaining useful life
7. Interior
- Walls, ceilings, and floors (cracks, water stains, levelness)
- Windows and doors (operation, seals, locks)
- Stairs and railings
- Insulation (attic, walls where visible)
- Ventilation (bathroom fans, kitchen exhaust)
8. What Is NOT Typically Included
- Behind walls, under floors, or in closed areas
- Septic system (separate inspection recommended, $300-$600)
- Well water quality (separate test, $100-$300)
- Radon testing (separate test, $150-$300)
- Mold testing (separate test, $300-$600)
- Termite/pest inspection (separate inspection, $75-$150)
- Swimming pool/spa (separate inspection, $150-$300)
- Chimney interior (separate inspection, $200-$500)
9. Duration
- 2-4 hours for a typical single-family home
- Larger or older homes take longer
10. Should You Attend?
- Yes, strongly recommended. Walk through with the inspector
- Ask questions and take notes
- The inspector will explain which items are normal for the home's age and which are concerns
- Seeing issues firsthand helps you make better decisions
11. What to Bring
- Notebook and pen
- Camera/phone for additional photos
- Comfortable shoes (you may enter crawl spaces, attics, or unfinished areas)
- Copy of the seller's disclosure for reference
12. What It Contains
- Detailed written findings with photos
- Items categorized by severity (safety hazard, major defect, minor defect, maintenance item)
- Estimated remaining life of major systems (roof, HVAC, water heater)
- Recommendations for further evaluation by specialists