The Home Inspection: What to Expect and What to Look For

What a Home Inspection Covers

A standard home inspection checks the major systems and structure of the house. Expect the inspector to spend 2–4 hours on site for a typical home.

• Roof: Age, condition, signs of leaks or missing shingles - Foundation: Cracks, settling, water damage - Electrical: Panel condition, wiring, outlets, GFCI compliance - Plumbing: Pipes, water heater age, water pressure, drainage - HVAC: Furnace and AC age, condition, filter - Structure: Walls, ceilings, floors, doors, windows - Attic and crawlspace: Insulation, ventilation, moisture, pests - Exterior: Siding, gutters, grading, drainage

What the Inspector Will NOT Check

Understanding the limits of a standard inspection is important:

• Inside walls: They do not cut into walls to check wiring or plumbing. - Sewer lines: This requires a separate sewer scope inspection (recommended for older homes). - Chimneys: A chimney specialist inspection is separate. - Pools: Pools and spas need a separate inspection. - Termites: Pest inspection is separate, though many buyers bundle it.

What Findings Actually Matter

Inspection reports can look terrifying — 30+ items is normal. But most are minor. Here is how to triage:

Major issues (walk away or renegotiate): - Foundation problems with structural cracks or movement - Active roof leaks or roof at end of life (less than 5 years remaining) - Old or unsafe electrical (fuse box, aluminum wiring, knob-and-tube) - Significant mold or water damage - HVAC or water heater at or past end of life (furnaces last 15–20 years, AC 10–15 years)

Moderate issues (worth negotiating): - Minor roof repairs needed - Old windows that are drafty or single-pane - Plumbing fixtures that need replacement - Grading issues that direct water toward the foundation

Minor issues (do not bother negotiating): - Missing outlet covers - Loose handrails - Minor cracks in driveway or sidewalk - Dirty filters - Stuck windows or door hardware

Should You Attend the Inspection?

Yes. Be there for at least the last hour. The inspector will walk you through their findings. This is the best education you will get about your potential new home.

Ask questions during the walkthrough: - "How old is this water heater?" - "Is this a DIY fix or should I call a pro?" - "How urgent is this?" - "What would you prioritize fixing first?"

The Inspection Report Timeline

Most inspectors deliver a digital report within 24 hours, including photos and descriptions. Review it with your agent. Decide what repairs or credits to request.

You typically have 7–14 days after the offer is accepted to complete the inspection and request repairs. Do not drag this out — sellers want clarity.

When to Walk Away

If the inspection reveals structural problems, extensive water damage, an old roof combined with old HVAC and old plumbing — that is a lot of capital you will need to spend immediately. It is okay to walk away. Your inspection contingency lets you do that and keep your earnest money.