Home Inspections

Overview

The home inspection provides buyers with a detailed report on the property’s condition and potential future repair needs—an essential tool when negotiating the purchase price. In this guide, we’ll walk you through the key aspects of the home inspection process and explain how to hire a qualified home inspector to perform this critical assessment.

We’ll cover what to expect during a home inspection, including the evaluation of both exterior and interior components such as the foundation, roof, plumbing, HVAC systems, and electrical systems. We’ll also address common limitations inspectors may encounter, such as inaccessible areas or specialized issues that may require additional investigation. Furthermore, we’ll emphasize the importance of attending the inspection, understanding the detailed report, and preparing for potential outcomes—whether it’s negotiating with the seller, planning for future repairs, or deciding to walk away from the purchase.

Additionally, we’ll offer tips on hiring a reputable home inspector, including how to seek reliable recommendations, verify professional credentials, and understand relevant state regulations. This guide is designed to equip you with the essential knowledge needed to ensure a thorough inspection process—empowering you to make a confident and informed home-buying decision.

Buyer's Home Inspection Essentials

For prospective homebuyers, undergoing a home inspection is pivotal to gaining insights into a property’s condition and addressing any potential concerns. Here’s an outline of what to expect during this process:

Limitations of Inspection: Despite thorough efforts, inspectors may encounter limitations, such as inaccessible areas or specialized concerns like termite damage or asbestos, which may necessitate further investigation.
Importance of Attendance: Attending the inspection allows buyers to witness issues firsthand, enhancing their understanding beyond merely reviewing the report.
Reporting Findings: Following the inspection, a detailed report is provided, which typically includes:
- Categorization of issues as safety concerns, major defects, or minor defects.
- Recommendations for addressing identified items, such as replacement, repair, or servicing.
- Identification of aspects that are acceptable but warrant close monitoring.
- Guidance on routine maintenance, particularly beneficial for first-time buyers.
Duration and Participation: Typically lasting two to three hours, the inspection is best attended by buyers to receive direct feedback and clarification on any issues.
Assessment of Property Components: A comprehensive inspection entails scrutinizing various elements of the home, including:
- External: Evaluation of exterior walls, foundation, grading, garage, and roof.
- Internal: Examination of plumbing, electrical systems, HVAC, water heater, kitchen appliances, laundry facilities, fire safety measures, bathrooms, and other internal features.

Exterior Inspection

During the exterior inspection, the home inspector meticulously assesses the outside of the structure. Here’s a breakdown of what they typically cover:

Foundation: Although the foundation may not be directly visible, the inspector examines it for secondary signs of issues such as cracks or settling, which could indicate underlying problems.
Exterior Walls: The inspector inspects the exterior walls for any signs of damage or deterioration, including damaged or missing siding, cracks, or issues with the foundation. They also note if there is excessive soil contact with the bottom of the house, which can attract wood-destroying insects. While potential issues may be identified, a pest inspector may be necessary to assess actual damage from pests like termites.
Grading: The inspector evaluates the grading around the house to ensure it slopes away from the structure as required. Proper grading helps prevent water from pooling around the foundation, which could lead to water damage inside the home. If grading issues are detected, the inspector may recommend solutions such as adjusting the slope of the yard or installing a drainage system.
Roof: The inspector conducts a thorough examination of the roof to identify any signs of damage or improper installation that could allow water to enter the home. This includes checking for loose, missing, or improperly secured shingles, as well as inspecting the condition of the gutters and any areas of cracked or damaged mastic around vents.
Garage or Carport: If the property has a garage or carport, the inspector tests the garage door for proper opening and closing functionality. They also inspect the garage framing if visible and check for proper ventilation to prevent carbon monoxide poisoning. Additionally, if the water heater is located in the garage, the inspector ensures it’s installed at a safe height to minimize the risk of explosion from gasoline fumes mixing with the heater’s flame.

Interior Inspection

During the interior inspection, the home inspector meticulously evaluates various aspects of the home’s interior to detect any potential issues. Here’s a breakdown of what they typically cover:

Water Heater: The inspection of the water heater includes determining its age, condition, and proper installation and securing. An assessment of its current condition and an estimate of its remaining lifespan are provided.
Plumbing: The inspector scrutinizes all faucets and showers for visible leaks and conducts tests to check water pressure. They also identify the type of pipes present in the home, suggesting further inspection if they are old or showing signs of deterioration. Additionally, locating the main water shutoff valve is part of their assessment.
Heating, Ventilation, and Air Conditioning (HVAC): The inspector evaluates the HVAC system, estimating the age of the furnace and air conditioner and verifying their functionality. Repairs or maintenance may be recommended if necessary. Additionally, they assess the age and condition of the home’s ducting, insulation, and the presence of any asbestos insulation.
Fire Safety: If there’s an attached garage, the inspector verifies that the wall separating it from the living space has the appropriate fire rating and hasn’t been compromised. They also test the functionality of the home’s smoke detectors.
Electrical: The inspector identifies the wiring type and tests all outlets. They ensure the installation of functional ground fault circuit interrupters (GFCIs) in key areas for safety. The electrical panel is checked for any safety concerns, and outlets are inspected to prevent potential fire hazards.
Kitchen Appliances: Though not always included, the inspector may check kitchen appliances for functionality. It’s crucial to clarify which appliances are part of the inspection and which ones require personal testing.
Laundry Room: Ensuring proper ventilation in the laundry room to minimize fire hazards associated with poorly maintained dryer-exhaust systems is part of the inspection.
Bathrooms: The inspection of bathrooms includes checking for visible leaks, securing toilets properly, and assessing ventilation. Inadequate ventilation can lead to mold and mildew issues, as well as damage to wood cabinets over time.

Exclusions in Home Inspections

While home inspections provide a comprehensive assessment, there are certain areas and issues that fall outside their scope. Here are some aspects typically not covered in a standard home inspection:

Issues without Visual Indicators: Some problems, such as pests, radon, and lead, may lack visible cues and may only manifest after the inspection.
Internal Pipes or Sewer Lines: The inspection of the inside of pipes or sewer lines, which could harbor issues like corrosion, blockages, or leaks, is not part of the standard inspection.
Interior Walls: Inspectors refrain from cutting open drywall or insulation to examine inside walls for hidden water damage or structural concerns.
Behind Electrical Panels: Inspectors do not dismantle electrical panels to inspect behind them, potentially missing issues hidden from view.
Chimney Interiors: While inspectors may visually inspect chimney exteriors, the assessment of the interior for concerns like creosote buildup or flue liner damage is typically not included.
Pests, Radon, Lead: While some inspectors may offer radon testing as an additional service, issues like pests, radon, and lead are generally not addressed in a standard inspection unless specifically requested.
Specialized Problems: Home inspectors, being generalists, may lack expertise in areas such as termite damage, site contamination, mold, asbestos, or engineering issues. They may advise hiring specialized experts for further evaluation if such concerns arise.

After the Inspection

Following the completion of your home inspection and the receipt of its results, you’ll need to evaluate your options based on the findings:

Prepare for Repairs: In scenarios where the property is sold “as-is” or the seller declines to address the issues, you’ll need to prepare for repairs independently. This involves obtaining estimates for necessary repairs and devising a plan to address them based on priority and affordability once you assume ownership of the property. This strategy allows you to take ownership while planning to tackle the property’s issues gradually.
Walk Away: Should the inspection reveal significant issues or expenses beyond your means, and your purchase agreement includes an inspection contingency, you have the freedom to withdraw from the purchase without repercussions. This protects you from acquiring a property burdened with major problems you’re unwilling or unable to rectify.
Negotiate with the Seller: If the identified issues are manageable but require attention, negotiating with the seller becomes an option. You can propose that they undertake the necessary repairs before the sale’s conclusion, lower the purchase price to accommodate repair costs, or offer a cash credit during the closing process. Negotiation enables you to address concerns while proceeding with the purchase.

Who is responsible for paying for a house inspection?

The cost of a home inspection is typically borne by the buyer. This responsibility falls on the buyer because the inspection is conducted primarily for their benefit, helping them understand the condition of the property and make an informed purchasing decision. In contrast, the home appraisal is generally commissioned and paid for by the mortgage lender. The purpose of the appraisal is to ensure that the property’s value is sufficient to secure the loan amount, thereby protecting the lender’s financial interests.

How long does a home inspection typically take?

The duration of a home inspection can vary based on several factors, including the size and condition of the property, as well as the thoroughness of the inspector. Typically, most home inspections are completed within 2-3 hours. Afterward, the buyer can usually expect to receive the full report either by the end of the inspection or shortly thereafter. The exact timing may also depend on the inspector’s specific process for compiling and delivering the report.

Here's a guide on hiring a home inspector:

Seek Recommendations: Start by asking your real estate agent, family, and friends for referrals. Online sources can also provide options, but be sure to review ratings and feedback.
Check Professional Associations: Use tools like the “Find An Inspector” feature on websites of professional organizations such as the American Society of Home Inspectors (ASHI) or the International Association of Certified Home Inspectors (InterNACHI). These groups maintain certification programs and ethical standards for their members.
Research State Regulations: Familiarize yourself with your state’s regulations concerning home inspections. Websites like ASHI often provide information about state-specific regulations.
Ask Questions: Before finalizing your choice, inquire about the inspector’s inspection process, availability for scheduling, timeline for delivering reports, expertise, references, coverage of the inspection, duration, attendance policy, and pricing structure. Confirm that the inspector has adequate experience with residential inspections.
Review Costs: Home inspection fees typically range from $300 to $500, depending on property size. Larger properties may incur higher costs. Compare prices and services offered by different inspectors or inspection companies to make an informed decision.
Consider Specialty Inspections: Depending on your requirements, you might need specialty inspections for issues like mold, pests, radon, or lead. Some inspectors provide these additional services, so inquire about their expertise and certifications in such areas.
Payment: Be prepared to pay for the inspection upfront or at the time of the inspection. Ensure you understand the payment terms, including any additional fees for specialty inspections, before proceeding.

Benefits of Home Inspections:

Saving Money: Early detection and resolution of problems can save buyers significant amounts of money in the long run. By addressing issues promptly, buyers can prevent them from escalating into more costly problems. Buyers can also negotiate with sellers to address pressing repairs or plan for future expenses.
Identifying Immediate and Future Problems: A comprehensive inspection uncovers both urgent repair needs and potential future issues. This empowers buyers to plan and budget for maintenance and repairs in advance, avoiding unexpected expenses down the road.
Negotiating Power: Armed with the inspection report, buyers gain negotiating leverage. They can request repairs or a lower selling price based on the findings. If unsatisfied with the inspection results, buyers also have the option to withdraw from the contract.

Drawbacks of Home Inspections:

Upfront Cost: Buyers bear the upfront cost of the home inspection, which typically ranges from $250 to $400 on average. While this expense may seem relatively minor compared to the overall cost of a home, it still adds to the financial burden associated with the home buying process.
Time-Consuming Process: Home inspections can be time-consuming, from scheduling the inspection to waiting for the report. This may pose challenges for buyers eager to find and move into a new home quickly.
Uncertainty of Seller Acceptance: There’s no guarantee that sellers will accept buyers’ offers, even after investing time and money in a home inspection. This uncertainty can cause stress and frustration for buyers.

Preparation Tips for Your Property Inspection

Be Honest and Transparent: Disclose all known issues with the property upfront. Attempting to conceal problems can damage trust and credibility, potentially jeopardizing the sale. Transparency is key to fostering a positive buyer-seller relationship.
Ensure Operational Condition: Confirm that all utilities are turned on, including gas, water, and electricity. Provide remote controls for equipment like lights and HVAC systems to facilitate the inspection.
Respect Privacy: It’s advisable to leave the property during the inspection to give the inspector and buyer privacy. This allows them to focus on the inspection without distractions.
Allow Sufficient Time: Property inspections can be time-consuming, depending on the size of the property. Allow the inspector and potential buyer ample time to conduct a thorough examination without feeling rushed.
Consult Your Real Estate Agent: Seek guidance from your trusted real estate agent, who can offer valuable insights into the property’s condition and the inspection process.
Identify Major Issues: Prioritize identifying significant problems such as structural issues, electrical or plumbing concerns, or pest infestations. Addressing these beforehand can prevent deal-breakers during the inspection.
Address Minor Issues: Don’t overlook minor issues like outdated appliances or minor exterior maintenance. While they may not significantly impact the property’s value, addressing them can enhance its appeal to potential buyers.
Create a Checklist: Develop a comprehensive checklist of all property features and their conditions. This will help you stay organized and prioritize necessary repairs or maintenance tasks.
Declutter: Remove any clutter to provide easy access to attics, basements, and electrical panels. This enables inspectors to thoroughly examine these areas without obstruction.
Clean the Property: Ensure the property is clean and well-maintained before the inspection. A tidy environment makes a positive impression on both inspectors and buyers.

Maximizing Your Home Inspection: Tips and Strategies

Preparing for a home inspection is crucial for a successful property purchase. Here are twelve tips to help you maximize the benefits of your home inspection:

Beware of Superficial Fixes: Look out for cosmetic repairs that may conceal underlying issues, such as partially patched floors or freshly painted walls.
Attic Inspection: Examine the attic for proper ventilation and signs of moisture or mold, particularly near improperly vented bathroom fans.
Roof Examination: Pay close attention to the roof’s condition, including the age of the shingles and signs of water infiltration near chimneys, vents, and skylights.
Be Present: Attend the inspection and actively participate by asking questions and providing insights about the property. Your presence can help ensure thoroughness and clarify any concerns.
Basement Examination: Look for cracks, signs of repairs, and water-related issues in the basement, as these may indicate potential foundation problems.
Request Documentation: Have the inspector take photographs of any potential issues for your records. Infrared and thermal imaging can provide additional insights into concealed problems.
Test GFCIs: Ensure that Ground Fault Circuit Interrupter (GFCI) outlets are functioning correctly, particularly in moisture-prone areas like kitchens and bathrooms.
Assess HVAC Systems: Determine the age and condition of the furnace and water heater, as replacing them can be costly.
Choose Your Inspector Wisely: Select an impartial, trustworthy home inspector with a solid reputation. Research inspectors online or through respected professional associations like homeinspector.org and nachi.org.
Inquire: Don’t hesitate to ask the inspector questions about any findings or unclear aspects during the inspection process.
Conduct Your Own Assessment: Before the formal inspection, inspect the property yourself for visible issues like water damage, electrical irregularities, or drainage concerns.
Plumbing Evaluation: Test water pressure and inspect plumbing fixtures for leaks. Check the water main and shutoff valves for any concerns.

Seller's Guide to Home Inspections: Tips and Advice

Preparing your home for inspection as a seller is essential for a smooth process and may help expedite the sale. Here are some tips to maximize the effectiveness of your home inspection:

Simplify the Inspector’s Work: Streamline the inspector’s job by removing obstacles and ensuring your home is tidy and accessible.
Empty Appliances: Ensure that appliances like the washing machine, dryer, dishwasher, and stove are empty and ready for testing during the inspection.
Vacate the Premises: Leave the property before the inspectors arrive to allow them to work efficiently and without distractions.
Declutter: Clear out clutter to ensure inspectors can access all areas of your home, including under sinks and around mechanical equipment.
Unlock All Doors: Unlock all doors, including gates, garage doors, sheds, and crawl spaces, to ensure the inspectors can access every part of your property.
Provide Attic Access: If your home has an attic, ensure easy access by providing a ladder and removing any obstacles.
Maintain Documentation: Keep records of recent repairs and inspections to provide inspectors with relevant information about the property’s maintenance history.
Disclose Known Flaws: Be transparent about any known issues or flaws in your home to prevent surprises for buyers during the inspection.
Check Light Bulbs: Ensure all light bulbs are working to avoid potential issues being flagged during the inspection.