What Do Home Inspectors Look For? A Complete Home Inspection Guide

Perhaps you have already arranged your home inspection. You're still looking for a house, maybe. In either case, you're probably wondering: what do house inspectors check for? Buyers are concerned about unknown issues. Sellers are worried the news could scuttle the sale.

Home inspectors look for safety hazards and obvious damage in the home's major systems: exterior, roof, attic, foundation, plumbing, electrical, HVAC and interior. A home inspection covers only what the inspector can see. Some problems require a specialist.

Whether you're buying or selling a house and need a home inspection, this guide explains what's checked, which problems are serious, what gets missed, and what to do next. That one word, "see", is more important than you realise. But the costliest surprises are in what inspectors can't see.Before we take a tour of the house, let's meet the inspector.

What Is a Home Inspection, and What Does a Home Inspector Do?

A residential home inspection checks a house's structure and main systems. The purpose of a home inspection is to show the home's true condition in a written report. So, what does a house inspector do? They switch on the faucets, test the outlets and run the heat and air.

Who Does Home Inspections, and What Standards Do They Follow? They don't treat anything or tell you to buy. Some states need a licensed home inspector, while some do not. So it helps to choose a certified home inspector by InterNACHI. Both groups have Standards of Practice outlining what should be checked. Before You Hire: Request Sample Report & Proof of Insurance.

Is a Home Inspection Necessary Before Buying a House? A home inspection normally isn't required before buying a house. But push for it to win a bidding war, and hidden troubles are yours. Your offer has an inspection condition so that you can bargain or walk away. "Even with an as-is home, a pre-purchase home inspection shows you what you're buying. And that's who's coming. Transition. But what really happens in those two to four hours?

What Happens During a Home Inspection, and What Should You Expect?

The best time to get a home inspection is right after your offer is accepted. Often your contract will include a short inspection window. Here's what happens during a home inspection: the inspection begins outside, then moves to the roof, attic, structure, major systems, and rooms.

Can Home Inspectors Move Furniture or Open Walls?

Home inspectors don't open walls or move furniture. And that's when that word "see" comes back in. A normal home inspection includes only what the inspector can see and touch. Some inspectors use thermal imaging to show concealed wetness. It's included; ask when you book. If you're selling, make sure the attic hatch, electrical panel and water heater are accessible. Blocked regions may not be checked.

Should Buyers Attend a Home Inspection, and What Should You Ask? Buyers should be at a house inspection with their agent, at least for the conclusion where the findings are explained. You'll discover where the water shutoff and electrical panel are and can ask questions on the spot. Use a house inspection checklist ahead of time to know the best questions to ask a home inspector.

Home Inspection at a Glance

And thus the day goes by. Now for the part you came for: the seven areas an inspector investigates, starting outside and working in.

What Does a Home Inspection Include? The Complete Home Inspection Checklist

A home inspection normally follows a certain schedule and checks seven major areas of a house. That order matters, as a problem in one area often hints at the next. This is what a home inspection covers, from the outside in:

• Exterior and drainage
• Roof, loft and insulation
• Basement, Crawl Space, and Foundation
• Plumbing / Water Heater Electrical system
• Heating and cooling ( HVAC )
• Interior, Windows, Doors, Appliances

What Do Home Inspectors Look For Outside the House and on the Roof?

Inspection normally begins outside with water. Inspectors examine whether the ground and downspouts redirect water away from the house. They also check for rotten siding, unsecured deck railings, trip hazards on walks and a garage door that won't reverse when blocked.

They check the shingles, gutters, chimney and flashing (the metal strips that seal joints) on the roof. They can assess a roof that's too steep, rainy, or snowy to walk on from a ladder, the ground, or a drone.

The real narrative of the roof is generally told in the attic. Water stains, poor airflow, weak insulation or pest droppings up there are concerns no one can see from outside. And don't forget that sloped ground. Water that gathers near the home is rarely out for long.

What Does a Home Inspector Check in the Foundation, Basement, and Crawl Space?

This is the usual place where the water that collects goes. This section of the inspection is structural and checks for cracks, humidity and signs that the house has moved. Not all cracks are a worry. Fine lines of fracture are common.

Horizontal cracks or stair-step cracks in block walls may indicate pressure or movement, especially if floors are sloping or doors are sticking. If you see white, chalky lines on basement walls, moisture is coming through.

Inspectors look for standing water, wood rot and damaged vapour barriers (the plastic sheeting over the earth) in crawl areas. Inspectors can spot structural issues, but a structural engineer identifies them. If cracks look significant, reserve one before your deadline.

Does a Home Inspection Include Plumbing, Electrical, and HVAC?

Yes. These huge household systems are among the most expensive to repair, so the inspector checks them the way you would, without taking anything apart. Plumbing & Hot water heater. The inspector runs sinks, faucets and toilets to test for:

• Clogged Drains or Low Water Pressure
• Leaks from under sinks and surrounding fixtures
• Problem pipes, such as polybutylene (used from roughly 1978 to mid-1990s) or outdated galvanised steel
• Age, venting and operating safety valve of water heater

But one pipe you seldom ever see. And it can be one of the most expensive to replace. Which one that is, you’ll see in a moment.

Electrical system: With the panel cover off, the inspector looks for these electrical faults when it is safe to do so:

• Federal Pacific Stab-Lok or Zinsco panels often identified as safety hazards
• Double-tapped breakers (two wires on a breaker)
• Aluminium wire (popular in homes built from the mid-1960s to mid-1970s) or old knob-and-tube wiring
• Missing GFCI outlets (the kind that prevent shocks) by sinks and tubs

If you have tested the outlets and tripped the breaker, see our guide on why a circuit breaker continues tripping.

HVAC. The inspector runs the heat and air from the thermostat, and then looks:

• The unit and the filter age
• Ducts and ventilation visible
• Visual inspection of any fire site

Many inspectors will not run the AC if the outside temp is below about 60-65F. It can damage the AC. If not tested for cooling, get it checked by an HVAC specialist before your deadline.

What Is Checked Inside the House During a Home Inspection?

The inspector goes inside and checks each room for evident faults. The most often mentioned things are:

• Stains on the ceiling and walls, which are generally a sign of a hidden leak
• Sticking doors (perhaps the foundation movement we mentioned above)
• Windows that won’t open or lock; or double-pane glass that is fogged from a failed seal
• Check if built-in appliances, including the range, dishwasher and microwave, are working (not how long they will last)

Closer attention is paid to safety hazards, because they matter the instant you move in:

• Lack of smoke or carbon monoxide alarms
• Missing or loose stair handrails
• Windows painted shut that could be a fire escape

These little things protect your family from day one. Here’s the full home inspection checklist for buyers, with the ideal question to ask in each category, as promised.

Home Inspection Checklist for Buyers

A report of dozens of pages can be filled with seven areas. But not every warning item means the house is in peril, and next comes learning the difference.

What Are the Most Common Problems Found in a Home Inspection?

Standard Long house inspection report. Almost every house has some findings in the inspection; therefore, the page count says little about its true condition. The most common problems detected in a house inspection include: Water damage from poor drainage, roof damage, electrical issues, plumbing problems, and ageing HVAC systems.

These are just the things that house inspectors look for right away. Can a House Fail a Home Inspection? A house cannot skip a home inspection. It's not a pass-or-fail grade. It's a record of the home's condition. City permit inspections are another matter.

What Are the Biggest Home Inspection Deal Breakers?

The top house inspection deal breakers are major structural deficiencies or safety dangers a seller won't repair, like foundation problems, active roof leaks or dangerous wiring. Then we can walk away. Each finding is categorised as urgent, serious, significant or cosmetic.

Home Inspection Findings by Severity

If you smell gas, get out; do not turn any switches on or off, and call the gas company or 911 from outside. Looking for an emergency plumber, electrician, or HVAC pro on GoGeter today for an active leak, sparking outlet, or no heat in your home? The inspector may see all the findings in that table. The greater risk is what they couldn't.

What Does a Home Inspection Not Cover?

The word "see" at the beginning is extremely important here. A home inspection does not cover anything that the inspector cannot see or securely access. That means problems hidden behind walls, under floors or under underground pipelines often go unnoticed.

Stored boxes can also block the view. But inspectors never miss clues. A new stain, musty smell or bug droppings commonly get observed, with suggestions to book a specialised home inspection.

Can a Home Inspection Find Hidden Problems?

A home inspection can find hidden problems, but only through clues. Many inspectors use moisture meters, and some use thermal imaging to spot temperature changes that may signal moisture. These tools can point to a hidden leak or missing insulation. They can't verify what's there; therefore, a highlighted clue is your signal to call in a specialist.

Does a Home Inspection Include Mold, Termites, Radon, or Asbestos? A normal home inspection will not test for mould, termites, radon, or asbestos. At most, the inspector only records apparent indicators of mould or termite damage. Add tests based on the home's age, location, and any indicators found in the report. That pipe you saw before is the sewer line, and it needs its own camera scope.

General Home Inspection vs. Specialist Tests

You now know what the report covers, what it leaves out, and how to sort through what it finds. That brings us to the point every buyer faces after the report drops: what to do next.

What Happens If a Home Inspection Finds Problems?

Your home inspection report is here, and practically every report discovers something. What if problems are found during the house inspection? It depends on how quickly you act, as your emergency deadline is already approaching.

Should You Ask for Repairs, a Credit, or Walk Away After a Home Inspection?

Sorting is where it starts following a home inspection. Use the four classifications in Table 3 and exclude minor and cosmetic things from bargaining. Then schedule any specialised follow-ups, such as an engineer or sewer scope, and acquire actual repair quotes.

Compare licensed plumbers, electricians and HVAC pros on GoGeter before your deadline. Then submit your home inspection repair request. You might ask the seller to fix repairs, grant a closing credit or lower the price.

It is also crucial to know when to walk away after a home inspection. If there are serious faults that are over your budget or if the seller refuses to address safety issues, do it within your contingency time.

Should Sellers Get a Home Inspection Before Selling a House?

On the other side of the deal, a home inspection when selling a home puts you in control. A pre-listing inspection lets you uncover problems upfront and fix them on your terms. Prepare for a home inspection by ensuring access to the attic, electrical panel and water heater.

Many states require vendors to disclose known faults, including those a report finds, so check local requirements. Find reputable pros for repairs with the GoGeter list.In practically every house inspection conversation, a few questions come up. Here are some fast replies.

Conclusion: What Home Inspectors Look For, and What It Means for Your Next Move

Now you know what home inspectors look for: seven main areas, from roof to foundation, all assessed by sight. Specialists patch up the holes, and a finding's label is more important than the length of the report.

Use this home inspection guide as your plan. Book early and attend, add specialist tests where clues point, and get repair quotes from GoGeter pros before you negotiate. Remember, a long report doesn't mean the house is bad. This is a map of what you can see, and now you know how to read it.