What do home inspectors look for during an inspection?
A home inspection is a standard and highly recommended step in the home buying process. While buyers can opt out of the inspection, it often means giving up crucial insight into the home’s true condition. A certified home inspector evaluates a home’s major systems and structural components so buyers and sellers understand what is safe, what needs attention and what could be a costly surprise down the road.
What do home inspectors look for during an inspection? The short answer is safety, functionality and cost in the long run. However, experienced inspectors agree that the real value comes from knowing what things really matter.
The real focus of a home inspection
Joe Mishak, president of Fort Wayne, IN-based Aardvark Home Inspectors Inc., explains, “Home inspectors focus on the major systems that impact the safety, functionality, and long-term costs of a home, including but not limited to the structure, roof, electrical, plumbing, and HVAC.” Without an inspection, any problems in these areas would likely go unnoticed until after closing, at which point repairs become the buyer’s responsibility.
The emphasis on large systems is reflected across the industry, especially when inspections are carried out under tight timelines and with high emotions.
Focusing on what matters most during an inspection
A common misconception is that inspectors are there to identify every minor defect. Michelle, CEO and co-owner of ProTech inspections in Poolesville, MDreturns to that idea with an analogy that clients often remember.
“Many clients and even some real estate agents think that a home inspector is hired to find all the problems in a home,” she says. “We tell our clients and brokers that we are here to find the bears.” Bears are a big problem, like a failing roof, a flooding basement or a furnace that isn’t working properly.
She adds, “We will probably see a lot of squirrels during the inspection, many of which could be included in the report, but that is not our priority. If we focus on the squirrels, a bear could run right in front of us and not be noticed.”
The same prioritization is reflected in the way inspectors structure their reports and conversations.
Todd Fairchild and Martin Lenich, co-owners of Inspect it first in the Greater Phoenix Metro area, explains: “Our areas of focus include the technical and cost aspects of a real estate inspection, while being sensitive to the emotional and time constraints of a typical real estate transaction.” They emphasize that clear explanations are just as important as identifying defects, especially when buyers make quick decisions.
What home inspectors look for
From the roof to the foundation, here are the most important things on average home inspection checklist:
1) The roof
The roof is one of the most expensive parts of a home and one of the first areas that inspectors assess. Even if it’s not brand new, its remaining life can affect negotiations and future repair costs.
Scott Brown, owner of Brightside Inspections located in Camillus, NYsays, “A home inspector’s primary focus is on safety items and the most expensive components of a home. Areas such as the roof, foundation, general structure and electrical system receive close attention.”
Inspectors typically look for missing or curling shingles, damaged flashing, soft spots, algae growth and signs of moisture intrusion in the attic or ceilings. These indicators help determine if a roof is nearing the end of its lifespan.
2) Water damage and moisture problems
Water damage can quietly impact the safety and value of a home. That’s why inspectors pay close attention to plumbing, windows, roof transitions and foundations.
Fairchild and Lenich of Inspect-It 1st note that inspectors are trained to explain not only what they see, but what it means financially. “We focus on the key components of construction costs, as well as the safety of homes, pools and spas, and we pride ourselves on explaining our findings in a balanced way,” they say. Their reports are designed to be easy to understand and photo-based, giving buyers a quick understanding of the severity of moisture-related issues.
Inspectors often look for water stains, peeling paint, wet insulation and discoloration around windows or floors. Even small access points can lead to bigger problems if not resolved.
3) The foundation and structural components
The foundation supports everything above it, so inspectors carefully evaluate signs of movement or stress caused by soil conditions, moisture or temperature changes.
Michelle from ProTech Inspections underlines why these issues clearly fall into the ‘bear’ category. Problems such as shifting walls, uneven floors, or large cracks often indicate structural problems that can be expensive to correct and disruptive to future residents.
Inspectors look for cracks in foundation walls, gaps around doors and windows, leaning chimneys or porches, and signs that the floors are no longer level.
4) Electrical systems
Electrical systems are a major safety priority during any inspection. Faulty wiring or outdated components can increase the risk of fire or shock.
Scott Brown of Brightside Inspections explains that inspectors do more than just look at panels. “We also spend time operating the HVAC, plumbing and appliances, testing windows and doors and more,” he says, noting that functionality is just as important as appearance.
Inspectors look for outdated wiring types, double tapped breakers, missing GFCI protection, improper grounding and altered electrical panels. When concerns arise, they often recommend further evaluation by a licensed electrician.
5) Heating and cooling systems
Heating and cooling systems affect comfort, indoor air quality and energy costs. Inspectors run systems through heating and cooling cycles to check air flow and operation.
Joe Mishak of Aardvark Home Inspectors Inc emphasizes that these systems are more important than immediate comfort. “Issues that might otherwise go unnoticed can lead to expensive repairs or safety hazards after closing,” he explains, underscoring why HVAC issues often become negotiating points.
Common warning signs include rusted components, cracked ducts, improper ventilation and outdated equipment at end of life.
6) Plumbing systems
Plumbing problems are often hidden behind walls or under floors, making inspections particularly valuable. Inspectors look for visible rust, outdated pipe materials, running toilets, low water pressure and signs of leaks.
Mishak also points out that inspections are not about forcing sellers to pay for every repair. “It is important to understand that the purpose of the inspection is not only to get sellers to pay for repairs, but also to ensure that the home is safe for its future residents.”
7) Damage from pests and wood-destroying organisms
Home inspectors will also look for signs of pests or rodents. Both insects and rodents can transmit diseases and parasites that are harmful to humans, and can also damage property by chewing on wiring and wood. Homes in areas with high humidity, such as homes in Miami, FLor Houston, Texasmay be more susceptible to damage from carpenter ants, beetles and termites due to the increased moisture in the environment. These insects destroy wood and can seriously damage a home.
If active infestations are found, further evaluation and remediation is usually required before site closure.
When specialized inspections are recommended
Some problems uncovered during a general inspection warrant a deeper, specialized evaluation. Stucco inspection is a well-known example.
According to Gavin, Managing Director at Stucco Inspection (SIR), “These evaluations are much more in-depth than a standard home inspection.” Their process includes moisture scans and probe tests behind the stucco, because “a house can look fine from the outside and still have serious hidden moisture problems.”
The bigger picture
With so many systems in a home, no one person can be an expert in all of them. Luke Griess, vice president of Inspection Services at Scott Home Inspectionexplains, “We have a strong overall knowledge base for all of these systems because we make it our practice to stay on top of building science and best practices.”
The real value of an inspection is trust,” he adds. “The best thing we can offer a home buyer is peace of mind so he or she can feel well informed considering it one of the biggest investments of their life.”
Home inspectors look at homes in every state, and even a newly constructed home can reveal problems during a home inspection. That said, not all findings are deal breakers. The inspector’s report gives buyers and sellers reliable information to negotiate the purchase price and assign responsibility for repairs before closing, which is also a good time to calculate closing costs So there are no last minute financial surprises.
Although your mortgage lender may not require a home inspection, it is still recommended so that you know exactly what you are buying and can plan for repairs and closing costs.
