What to Expect in a Home Inspection

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For many prospective homeowners, the house-buying process is an exciting one. From combing through Zillow listings to finding the perfect property to call home, it can be tempting to move through the process as fast as possible so you can finally (finally!) have your keys in hand. Still, there are several important touchpoints along the way that are imperative to complete to safeguard not just you and your family but the enormous financial investment you’re making. One of the most important? The home inspection.

In the most simple terms, a home inspection is a behind-the-scenes look at a property’s condition and history. While realtors and sellers typically help a home put its best foot forward during showings, it’s important to peel back the layers during an inspection to know exactly what you’re getting yourselves into with your purchase. A professional home inspection can help uncover any number of issues, from an aging roof and outdated electrical system to faulty plumbing or a past-its-prime foundation, giving you the insight you need to make a fully informed decision—and negotiate your contract, if necessary.

Below, we’re breaking down exactly what you can expect during a home inspection, why it’s important, and how to get the most out of your session so you can tackle the rest of the home buying process with confidence and clarity.

What is a home inspection, and why do you need it?

A home inspection is a detailed, professional evaluation of the property’s condition and all aspects associated with a home’s purchase. It typically takes place after your offer on a home has been accepted, but before you sign a contract. During an inspection, a licensed professional—often someone who has years of experience and knowledge of the inner workings of a home—will walk around the property and examine all the home’s major systems and structures to identify potential issues that either need to be addressed immediately, or those that may arise down the road.  

While it can be tempting to forgo an inspection to make your offer more enticing to sellers (especially in a competitive market), an inspection is an integral part of the home buying process that should not be overlooked. Not only does an inspection give you insight into the property you’re purchasing, but it can help you gain a better understanding of the repairs, maintenance costs, and safety issues associated with the home, as well as give you negotiating power when it comes to covering necessary fixes ahead of purchase.

What are the things home inspectors do and don’t check?

While it can vary slightly depending on the inspector, extent of inspection, and location, a quality home inspection will include an evaluation of the home’s visible and accessible structure and its components, including the electrical and plumbing systems, roof, foundation, attic, basement, HVAC equipment, windows, doors, and more. The inspector will also test the appliances throughout the home, make sure the furnace is working, look for signs of water damage, and identify any safety concerns. 

If you’re purchasing a property with any out-of-the-ordinary elements, like a well for water or an on-site septic tank, you will likely have to hire a specialized inspector to assess those systems. Additionally, if anything is flagged during your initial inspection, such as mold or potential pest issues like termites, you’ll want to bring in a specialized inspector to further evaluate the issues before making your final decision.

Who pays for the home inspection, and how much does it cost?

Home inspections are done at the buyer’s expense, and costs can vary depending on the location, home size, detail of the inspection, and the inspector’s experience level. In general, prospective buyers can expect to pay anywhere from $300 to $600 for a home inspection, with most costs falling around $343, according to a recent report from HomeAdvisor.

How long does a home inspection take?

The length of a home inspection largely depends on the size of your house, which will inform how much square footage there is to examine. For the average home, an inspection can last anywhere between two and four hours. After the inspection is complete, the inspector may review the findings with you in person, but you’ll also get a detailed report with findings and photos within 24 to 48 hours.

How do I find the right home inspection service?

You’re putting a lot of trust in the knowledge of your inspector, so it’s important to feel like you’re in good hands! As you gear up to schedule your inspection, be sure to ask your real estate agent for advice on who to hire. You can also ask friends or neighbors who they used if they had a good experience, or do your own research online to find a company with plenty of good reviews. Organizations such as the American Society of Home Inspectors can also be a great place to start your search.

What are some things that fail a home inspection? What do you do if that happens?

Home inspections are not a “pass” or “fail” litmus test; rather, you’ll have to decide for yourself how many issues constitute a home that is no longer a viable purchase. While this can range depending on your individual level of tolerance or the amount of “projects” you’re willing to take on with a home, there are a few things that are considered major red flags that could pop up on your inspection report, including foundation problems, major water damage, outdated electrical systems, mold concerns, and roof or HVAC failures. While not insurmountable, these issues are typically associated with high repair costs and often require potential buyers to renegotiate the specifics of their contract or back out of the sale entirely. It’s up to you to assess the inspector’s report once receiving it and determine which issues, if any, are dealbreakers for you.

Should the buyer join for the inspection? If so, is there a way you can follow along?

Yes—whenever possible, at least one trusted representative of the buyer’s party should be in attendance for the inspection, whether that’s you, your partner, or a family member. Your real estate agent will also be on-site to facilitate the inspection and help with any questions or concerns along the way.

Throughout the inspection, you can address any questions or concerns directly with the inspector, but be conscious of giving them space to do their job properly, too. Below, here’s a look at what they’ll be keeping an eye out for—and a few things you should look for, too, even if they’re just for your own peace of mind.

For Inspectors

For Homeowners

Above all, trust that your home inspector has a handle on what to look out for throughout your inspection. You can follow the process through the list above, but now is also a great time to keep an eye out for more cosmetic issues or updates you may want to make once the property is yours. This can include the condition of the floors and paint color in each room, the presence of any window coverings, and even where the outlets are in each room (in case that determines where you put a side table or the location of your nightstands). You can also use this time to take detailed measurements of each room to have on hand as you design your space and buy furniture leading up to your move.

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ABOUT THE AUTHOR

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Alyssa Longobucco

Alyssa is a freelance writer, editor, and stylist with a background in interior, food, and lifestyle content. The recent recipient of an interior design certification, she has over a decade of experience in the digital and magazine industry helping readers digest design trends and providing actionable expert advice for creating a home and life they love.

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