Key Takeaways
Home Inspection
A home inspection is a visual examination of a property's accessible systems and components, conducted by a licensed or certified inspector. It evaluates the condition of things like the roof, foundation, electrical wiring, plumbing, and HVAC at a specific point in time. The inspector produces a written report describing observed defects or concerns, which buyers typically use to negotiate repairs or credits before closing.
Home inspections follow standards of practice published by organizations such as the American Society of Home Inspectors (ASHI) or the International Association of Certified Home Inspectors (InterNACHI), which define what inspectors are and are not obligated to examine.
What a Standard Home Inspection Actually Covers
A licensed home inspector conducts a systematic, visual evaluation of a property's primary systems and structural components. According to standards set by major professional associations, a standard inspection typically includes:
- Roof: Condition of shingles, flashing, gutters, and visible decking from a safe vantage point
- Foundation and structure: Visible signs of settling, cracking, or water intrusion in the basement or crawl space
- Electrical system: Panel condition, visible wiring, outlets, and grounding — though the inspector does not open walls
- Plumbing: Water pressure, visible pipes, fixtures, water heater age and condition, and signs of leaks
- HVAC: Heating and cooling equipment operation, filter condition, and visible ductwork
- Insulation and ventilation: Attic access, insulation levels, and ventilation adequacy
- Interior: Windows, doors, floors, ceilings, and walls for visible damage or moisture indicators
- Exterior: Siding, grading, decks, and drainage patterns near the foundation
The report describes current, observable conditions — not predictions of when something will fail. Inspectors follow a "report what you see" standard, and the scope is intentionally bounded to what is safely and visually accessible on a single visit.
Before making an offer, it helps to complete other due diligence steps as well. See our homebuyer's due diligence checklist for a broader picture of what to verify before submitting an offer.
What Falls Outside the Standard Inspection Report
This is where many buyers are caught off guard. A general home inspection has a clearly defined scope — and a long list of items it does not cover. Understanding the gaps is just as important as knowing what the inspector examines.
~86%
Homebuyers who get a home inspection
According to the National Association of Realtors, the large majority of buyers choose to have a home inspection as part of the purchase process.
Pre-1980
Age threshold for asbestos and lead paint risk
Homes built before 1980 may contain asbestos insulation or lead-based paint — both of which require certified testing that falls outside a standard general inspection.
1 in 15
U.S. homes with elevated radon levels
The U.S. Environmental Protection Agency estimates that about 1 in 15 American homes has radon levels at or above the recommended action threshold of 4 pCi/L.
Common exclusions from a standard inspection:
- Radon: This colorless, odorless radioactive gas requires a separate test kit or continuous monitor — it is not detectable visually.
- Mold: Inspectors may note visible mold or moisture conditions, but formal mold sampling and air quality testing require a separate specialist.
- Sewer lines: The underground lateral line connecting your home to the municipal sewer is not inspected without a dedicated sewer scope (a camera inserted into the drain).
- Pest and termite damage: Wood-destroying organisms require a licensed pest inspector and are often required separately by lenders in certain regions.
- Well and septic systems: These require specialized testing for water quality and system function.
- Chimney interior: A general inspector may note exterior issues, but a full chimney inspection involves a camera and a certified chimney sweep.
- Swimming pools and hot tubs: Often excluded unless the inspector holds a specific certification or agrees to assess them.
- Asbestos and lead paint: Common in homes built before 1980, these hazards require certified testing separate from the general inspection.
Understanding these gaps allows buyers to order add-on inspections strategically — especially for older homes, rural properties with private wells, or homes with wood-burning fireplaces. Pair the general inspection report alongside the seller's disclosure to build the most complete picture of a property's known condition.
How to Use the Report — and What Comes Next
A home inspection report is a tool, not a verdict. A long report does not necessarily mean a bad house — older homes accumulate maintenance items, and even newer ones have punch-list issues. What matters is distinguishing between safety concerns and structural defects versus routine maintenance and cosmetic issues.
Attend the Inspection in Person
Buyers who walk through the home with the inspector gain far more than the written report alone. Inspectors can point to exactly where a concern is, explain its severity in plain language, and suggest whether further evaluation is needed. Reading a report without that context often leads to over- or under-estimating the seriousness of findings.
After receiving the report, buyers generally have a few options depending on what the contract allows:
- Request repairs or a price reduction: Use documented defects to negotiate with the seller. Significant findings — failing HVAC, roof near end of life, active water intrusion — carry more weight than minor wear items.
- Accept the property as-is: If issues are minor or already priced into the offer, buyers may choose to proceed without requesting changes.
- Walk away: If the inspection contingency is in place and findings are serious enough, buyers can exit the contract and recover their earnest money.
Once you have a clear picture of what repairs may be needed, it's worth understanding what those fixes will actually cost. Our guide to reading a contractor estimate explains how to interpret bids and ask the right questions before committing to repair work.
For ongoing maintenance after purchase, the Home Maintenance hub provides practical, year-round guidance to keep your home safe and functional.
This article is for general informational purposes only and does not constitute legal, financial, or professional inspection advice. Consult a licensed home inspector and real estate professional for guidance specific to your situation and market.