Home Inspection Guide: What Buyers Need to Know

Essential home inspection checklist for homebuyers

A thorough home inspection is one of the most crucial steps in the homebuying process. While a property might appear perfect during a showing, professional inspectors often uncover issues that aren't visible to the untrained eye. Understanding what happens during a home inspection, what inspectors look for, and how to use the findings can save you from costly surprises and provide valuable negotiating leverage.

This comprehensive guide covers everything homebuyers need to know about inspections in 2025, from choosing the right inspector to interpreting results and negotiating repairs.

Why Home Inspections Matter

Home inspections serve multiple vital purposes in the homebuying process:

Protection Against Expensive Surprises

Professional inspectors identify issues that could cost thousands to repair, including:

• Structural problems that threaten the home's integrity
  
  
• Roof damage requiring replacement ($8,000-$15,000+)
• Foundation issues ($2,000-$30,000+ to repair)
• Electrical system hazards that pose safety risks
• Plumbing problems that could cause water damage
• HVAC system failures requiring replacement ($5,000-$12,000)
  

Negotiation Leverage

Inspection findings provide objective evidence for:

• Requesting repairs before closing
  
  
• Negotiating price reductions to offset repair costs
• Asking for seller credits toward closing costs
• Walking away from deals with serious issues
  

Future Planning

Beyond immediate concerns, inspections help you:

• Budget for upcoming maintenance and replacements
  
  
• Prioritize improvements after purchase
• Understand the property's systems and components
• Create a long-term maintenance plan
  

Find a loan officer who can explain how inspection findings might affect your mortgage options and approval.

When Inspections Happen in the Homebuying Process

Timeline for Home Inspections

Understanding when inspections occur helps you plan effectively:

1. Make an offer with inspection contingency: Your purchase agreement should include an inspection contingency clause.
2. Offer acceptance: Once the seller accepts your offer, the inspection clock starts ticking. Your contingency typically gives you 7-14 days to complete all inspections.
3. Hire inspector: Ideally within 1-3 days of offer acceptance to ensure availability.
4. Schedule inspection: Usually takes place 3-7 days after offer acceptance.
5. Receive report: Typically delivered 24-48 hours after inspection.
6. Request repairs/concessions: Submit your requests before your contingency deadline expires.
7. Negotiate with seller: Allow several days for back-and-forth negotiations.
8. Re-inspection if needed: If the seller agrees to repairs, a follow-up inspection verifies completion.
   

The Inspection Contingency Clause

This crucial contract provision:

• Gives you the right to have the property professionally inspected
  
  
• Specifies the timeframe for completing inspections (typically 7-14 days)
• Outlines options if issues are discovered (requesting repairs, price reduction, or cancellation)
• Protects your earnest money if you walk away due to inspection findings
• May include specific language about which issues qualify for negotiation
  

Choosing the Right Home Inspector

Qualifications to Look For

The quality of your inspector directly affects the value of your inspection:

• Proper licensing and certification: Requirements vary by state, but look for membership in organizations like the American Society of Home Inspectors (ASHI) or the International Association of Certified Home Inspectors (InterNACHI)
  
  
• Experience level: Seasoned inspectors with 3+ years and hundreds of inspections offer greater expertise
• Background and training: Inspectors with construction, engineering, or architectural backgrounds bring additional insights
• Insurance coverage: Ensure they carry errors and omissions (E&O) insurance
• Continuing education: Active participation in ongoing training and certification programs
  

Finding and Vetting Inspectors

Follow these steps to find a qualified inspector:

1. Get recommendations: Ask your real estate agent, friends, family, and colleagues
2. Research online: Check review sites, the Better Business Bureau, and professional organization directories
3. Interview candidates: Ask about their experience, process, and what their inspection covers
4. Review sample reports: Request an example inspection report to gauge thoroughness
5. Check credentials: Verify licensing and professional memberships
6. Compare prices: While price shouldn't be the only factor, significant discrepancies may indicate differences in thoroughness
   

Red Flags to Watch For

Avoid inspectors who:

• Are recommended by the seller or listing agent (potential conflict of interest)
  
  
• Offer extremely low prices compared to competitors
• Cannot provide references or sample reports
• Have vague answers about their inspection process
• Propose unusually short inspection times (thorough inspections typically take 2-4 hours)
• Discourage you from attending the inspection
  

The Complete Home Inspection Checklist

Exterior Inspection Components

Thorough inspectors examine all exterior elements:

Roof and Related Systems

• Roofing materials condition and estimated remaining life
  
  
• Flashing around chimneys, skylights, and vent pipes
• Gutters and downspouts functionality and placement
• Chimney structure, cap, and cricket (if present)
• Soffit and fascia condition

Foundation and Structure

• Foundation type (slab, crawl space, basement)
  
  
• Signs of settling, cracking, or water intrusion
• Retaining walls stability and drainage
• Grading and drainage patterns around the home
• Evidence of moisture problems or standing water
  

Exterior Walls and Components

• Siding material condition and installation
  
  
• Exterior paint or finish quality
• Window and door seals and flashing
• Deck, porch, and balcony attachment and stability
• Stairs, railings, and guardrails safety and condition
  

Landscaping and Lot

• Trees with potential impact on structure
  
  
• Irrigation system function (if applicable)
• Driveway and walkway condition
• Fencing and gate operation
• Retaining walls for signs of failure

Interior Inspection Elements

Inside the home, inspectors assess:

Structural Components

• Visible framing in attics, basements, and crawl spaces
  
  
• Floor joist condition and spacing
• Beams, posts, and load-bearing walls
• Signs of modifications that might impact structural integrity
• Evidence of sagging or uneven floors

Electrical System

• Service entrance capacity and condition
  
  
• Electrical panel and circuit breakers
• Outlet grounding and GFCI protection in wet areas
• Visible wiring conditions and types
• Light fixture operation and ceiling fan stability

Plumbing System

• Water supply lines material and condition
  
  
• Drain line material and proper installation
• Water pressure at fixtures
• Evidence of leaks or water damage
• Water heater age, size, and safety features
  

HVAC Systems

• Heating equipment type, age, and operation
  
  
• Air conditioning age, type, and performance
• Ductwork condition and appropriate sizing
• Ventilation systems and whole-house fans
• Thermostat operation and programming
  

Interior Rooms

• Wall, ceiling, and floor surfaces
  
  
• Window operation and seal integrity
• Door function and hardware
• Staircase safety features
• Built-in appliance operation
  

Insulation and Ventilation

• Attic insulation type and depth
  
  
• Wall insulation (where visible)
• Attic ventilation adequacy
• Crawl space vapor barriers and insulation
• Kitchen and bathroom exhaust fans
  

Specialized System Assessments

Many inspectors also check:

Safety Features

• Smoke and carbon monoxide detector presence and operation
  
  
• Egress window compliance in bedrooms
• Security features like door deadbolts
• Garage door safety reverse mechanisms
• Fireplace and chimney safety
  

Energy Efficiency Elements

• Window type and energy rating
  
  
• Door weatherstripping and seals
• HVAC efficiency ratings
• Insulation levels compared to recommendations
• Presence of smart/programmable thermostats
  

What Standard Inspections Don't Cover

Common Exclusions

Be aware that standard inspections typically don't include:

• Systems not readily accessible: Areas behind walls, under heavy furniture, or in locked rooms
  
  
• Detached structures: Unless specifically requested and paid for
• Cosmetic issues: Purely aesthetic concerns like outdated finishes
• Code compliance: Most inspectors note obvious violations but don't perform code inspections
• Pest infestations: Requires specialized pest inspectors
• Environmental hazards: Separate testing needed for radon, mold, asbestos, lead paint, etc.
• Swimming pools: Usually require additional specialized inspection
• Appliances: Basic function may be checked, but not comprehensive testing
• Sewer lines: Requires camera inspection by plumbing specialists
• Irrigation systems: Often excluded or only visually inspected
  

Additional Specialized Inspections to Consider

Depending on the property, these additional inspections may be warranted:

• Termite/wood-destroying organism inspection: Required by many lenders, looks for evidence of active infestations or damage
  
  
• Radon testing: Measures levels of this odorless, cancer-causing gas
• Mold inspection: Identifies toxic mold presence and underlying moisture issues
• Sewer scope: Camera inspection of the main sewer line to identify blockages or damage
• Water quality testing: Checks for contaminants, especially important for well water
• Lead paint testing: Critical for homes built before 1978
• Asbestos testing: Important for homes built before the 1980s
• Soil stability/geological survey: For hillside properties or areas with known soil issues
• Swimming pool inspection: Evaluates structural integrity, equipment, and safety features
• Septic system inspection: For properties not connected to municipal sewer systems
  

What to Expect During the Inspection

Inspection Day Preparation

Before the inspector arrives:

1. Ensure all areas are accessible: Clear access to attic, basement, electrical panel, water heater, etc.
2. Make sure utilities are on: All utilities must be active for a complete inspection
3. Secure pets: Keep pets confined or removed during the inspection
4. Provide any relevant documentation: Information about recent repairs, warranties, or known issues
5. Plan to attend if possible: Being present allows you to ask questions and get explanations firsthand
   

The Inspection Process

A thorough inspection typically:

• Takes 2-4 hours: Depending on home size, age, and complexity
  
  
• Follows a methodical approach: Starting from exterior, moving inside, and examining each system
• Involves documentation: Photos, notes, and measurements of issues
• Includes testing: Operating appliances, fixtures, windows, and doors
• May utilize tools: Moisture meters, electrical testers, infrared cameras, and other specialized equipment
  

Your Role During the Inspection

To maximize inspection value:

• Ask questions: Get clarification about findings as they arise
  
  
• Take notes: Record explanations and recommendations
• Learn about the home: Use this opportunity to understand systems and maintenance needs
• Give the inspector space: Allow them to focus on their work without constant interruption
• Distinguish between major and minor issues: Ask which problems are serious vs. routine maintenance
  

Understanding the Inspection Report

Report Components

A professional inspection report typically includes:

• Executive summary: Overview of significant findings
  
  
• System-by-system assessment: Detailed evaluation of each home system
• Photos and documentation: Visual evidence of issues
• Recommendations: Suggested repairs or further evaluations
• Maintenance advice: Tips for ongoing care
• Prioritization: Indication of severity and urgency of issues
  

Interpreting Findings

When reviewing the report, focus on:

1. Safety issues: Electrical hazards, structural concerns, trip hazards, etc.
2. Major defects: Problems affecting key systems or requiring expensive repairs
3. Items near end of useful life: Components like roofing, HVAC, or water heaters that may need replacement soon
4. Moisture or water problems: Signs of leaks, drainage issues, or water damage
5. Minor maintenance items: Small repairs that can prevent bigger problems
   

Red Flags vs. Normal Wear

Learn to distinguish between:

Serious Red Flags

• Foundation cracks wider than 1/4 inch
  
  
• Evidence of structural movement or settling
• Active roof leaks or significant roof damage
• Electrical hazards like double-tapped breakers or ungrounded systems
• Extensive plumbing leaks or outdated materials (galvanized, polybutylene)
• Major moisture intrusion or mold issues
• HVAC systems beyond their useful life
  

Normal Condition Issues

• Minor settlement cracks
  
  
• Cosmetic imperfections
• General wear consistent with the home's age
• Small repairs like caulking, weather-stripping
• Maintenance reminders for gutters, grading, etc.
• Typical aging of systems within the expected lifespan
  

Using Inspection Results in Your Purchase

Negotiation Strategies

After receiving the inspection report:

1. Prioritize repair requests: Focus on safety issues, structural problems, and major systems
2. Consider different approaches:
   1. Request repairs completed by the seller
   2. Ask for a credit toward closing costs
   3. Negotiate a price reduction
   4. Request a home warranty
      
3. Be reasonable: Minor maintenance items typically shouldn't be negotiation points
4. Get repair cost estimates: Obtain quotes for major issues to support your requests
5. Consider market conditions: Your negotiating leverage depends partly on whether it's a buyer's or seller's market
   

When to Walk Away

Consider exiting the deal if:

• Major structural issues are discovered
  
  
• Repair costs significantly exceed your budget
• Seller refuses to address serious safety concerns
• Water or moisture problems appear extensive
• Multiple systems need replacement (roof, HVAC, plumbing)
• Environmental hazards pose health risks
• Unpermitted additions or significant code violations exist
  

Post-Inspection Re-Negotiation

If pursuing repairs:

1. Be specific in requests: Detail exactly what work should be completed
2. Specify who should perform repairs: Licensed contractors vs. seller's DIY efforts
3. Request documentation: Ask for invoices and warranties for completed work
4. Schedule re-inspection: Verify repairs were properly completed
5. Adjust closing timeline if needed: Major repairs may require schedule changes
   

Home Inspection Costs and Value

Typical Inspection Costs

Budget for these inspection expenses:

• Standard home inspection: $350-$600 for average homes
  
  
• Termite/WDO inspection: $75-$150
• Radon testing: $100-$200
• Mold inspection: $300-$800
• Sewer scope: $100-$300
• Water quality testing: $100-$300
• Asbestos testing: $250-$800
• Lead paint testing: $200-$400
  

Costs can vary by location, home size, and property age. While these expenses add to your homebuying budget, they represent valuable insurance against much larger unexpected costs.

Value Proposition

Consider these inspections as investments:

• Risk reduction: Identifying a single major issue can save tens of thousands in repairs
  
  
• Negotiating power: Findings often result in price reductions exceeding inspection costs
• Future planning: Understanding upcoming maintenance helps budget appropriately
• Peace of mind: Knowing the true condition of your investment
• Education: Learning about home systems and maintenance requirements
  

Frequently Asked Questions About Home Inspections

Are home inspections required?
While not legally mandated, most mortgage lenders require certain inspections (particularly WDO/termite). Even when not required, inspections are strongly recommended for buyer protection.

Who pays for the home inspection?
Typically, the buyer pays for the general home inspection. However, this can be negotiated in some cases, particularly in buyer's markets. Specialized inspections like termite/WDO are sometimes paid by sellers, depending on local customs and lender requirements.

What happens if the inspection reveals problems?
Your options include requesting repairs, asking for price reductions or credits, proceeding with the purchase as-is (potentially with a modified price), or walking away from the deal if your contract includes an inspection contingency.

Should I attend the home inspection?
Yes, whenever possible. Being present allows you to see issues firsthand, ask questions, receive maintenance tips, and gain a better understanding of the property.

What's the difference between an appraisal and an inspection?
An appraisal determines the property's market value for the lender, while an inspection evaluates the property's physical condition for the buyer. Appraisers note obvious defects but don't perform the comprehensive assessment that inspectors do.

Expert Guidance Throughout Your Home Purchase

A thorough home inspection is an essential step in making an informed homebuying decision. The Mortgage Link partners with experienced professionals who can guide you through the inspection process, help you understand findings, and advise on negotiation strategies.

Our loan officers can explain how inspection results might affect your financing options and connect you with qualified inspectors familiar with your target neighborhood.

Ready to ensure your dream home is a sound investment? Connect with one of our knowledgeable loan officers today to discuss how inspection findings factor into your mortgage process.

This guide is regularly updated to reflect current home inspection best practices as of April 2025.