Know what to look for during a home inspection so you don't buy someone else's problems. Covers foundation, roof, plumbing, electrical, HVAC, pests, and the red flags that should make you walk away.
Last updated:
0 of 51 completed0%
Copied!
Hiring the Inspector
Hire a licensed, certified home inspector
Ask for proof of licensing and errors-and-omissions insurance. Look for inspectors certified by a recognized professional association. Avoid inspectors recommended by the seller's agent — they may have a conflict of interest.
Verify state licensing and insurance
Check online reviews and ask for 3 recent client references
Confirm the inspection includes a written report with photos
Schedule the inspection within your contingency period
Most purchase contracts allow 7-10 days for inspection. Book the inspector the same day your offer is accepted — good inspectors are booked 3-5 days out. Expect to pay $300-$500 for a standard single-family home inspection.
Plan to attend the full inspection in person
A good inspection takes 2-4 hours for a typical home. Being there lets you ask questions in real time and see issues firsthand. The written report is useful, but nothing replaces watching the inspector point at a crack and explain why it matters.
Exterior & Foundation
Check the foundation for cracks and shifting
Hairline cracks under 1/8 inch are common and usually cosmetic. Horizontal cracks, stair-step cracks in brick, or cracks wider than 1/4 inch signal structural problems that can cost $5,000-$30,000+ to repair. This is the most expensive issue a home can have.
Look for cracks in the foundation walls
Check for uneven or sloping floors inside (use a level)
Look for doors and windows that stick or won't close properly
Inspect the roof condition
A new roof costs $8,000-$15,000 for asphalt shingles. Ask the age — asphalt shingles last 20-25 years, metal 40-70, tile 50+. Look for missing shingles, sagging ridgelines, and daylight visible from the attic. 2+ layers of shingles means the next replacement requires a full tear-off.
Check for missing, curling, or damaged shingles
Look for sagging or uneven roofline from the street
Inspect flashing around chimneys, vents, and skylights
Check grading and drainage around the house
The ground should slope away from the foundation on all sides. Water pooling against the foundation causes basement leaks, mold, and structural damage over time. Downspouts should discharge at least 4 feet from the foundation.
Inspect siding, trim, and exterior paint
Look for rot, warping, or gaps in siding
Check caulking around windows and doors
Plumbing & Water
Run every faucet and flush every toilet
Check water pressure, hot water wait time, and drainage speed. Low pressure throughout the house can indicate corroded galvanized pipes ($5,000-$15,000 to replumb). Slow drains in multiple locations suggest a main sewer line issue.
Test water pressure at all faucets
Check how long hot water takes to arrive
Flush all toilets and check for running or leaking
Check the water heater age and condition
Tank water heaters last 8-12 years. Check the manufacture date on the label. Rust on the tank, water pooling at the base, or rumbling noises mean replacement is imminent. A new tank water heater costs $1,000-$2,000 installed.
Look for signs of water damage and leaks
Check under all sinks for moisture, stains, or mold
Look for water stains on ceilings (especially below bathrooms)
Check the basement or crawl space for standing water or moisture
Ask about the sewer line condition
Sewer line replacement costs $3,000-$10,000. Homes built before 1970 may have clay or cast iron pipes that crack and attract tree roots. A sewer scope inspection costs $150-$300 and is worth every dollar on older homes.
Electrical System
Inspect the electrical panel
Look for a 200-amp panel (standard for modern homes). Panels with 60-100 amps may need upgrading ($1,500-$3,000) for modern appliance loads. Certain older panel brands have known fire hazards — your inspector should flag these.
Check panel amperage (200 amps is standard)
Look for double-tapped breakers or signs of amateur work
Verify breakers are properly labeled
Test outlets throughout the house
Outlets in kitchens, bathrooms, garages, and outdoor areas should be GFCI-protected (the ones with test/reset buttons). Missing GFCI protection is a safety hazard and code violation. Ungrounded 2-prong outlets are common in older homes and cost $150-$300 per outlet to upgrade.
Check for GFCI outlets in wet areas (kitchen, bath, garage)
Test outlets with a plug-in tester for proper grounding
Check for aluminum wiring (pre-1975 homes)
Aluminum wiring is a fire hazard at connections and is expensive to remediate ($3,000-$8,000). It's identifiable by silver-colored wires at the panel or outlets. Some insurance companies refuse to cover homes with aluminum wiring.
Verify smoke and carbon monoxide detectors
HVAC & Insulation
Check the age and condition of the furnace and AC
Furnaces last 15-20 years; central AC units last 12-17 years. Replacement costs $3,000-$7,000 each. Ask for maintenance records. A well-maintained system can last significantly longer, while a neglected one may fail years early.
Find the manufacture date on the unit labels
Run both heating and cooling during the inspection
Check the air filter condition
Inspect ductwork for leaks and damage
Check attic insulation levels
Most homes need R-38 to R-60 attic insulation (13-20 inches of fiberglass). Insufficient insulation increases heating and cooling costs 20-30%. While you're in the attic, look for signs of roof leaks, mold, or pest activity.
Pests & Environmental
Look for signs of termite damage
Termites cause $5 billion in US property damage annually. Look for: mud tubes on foundation walls, hollow-sounding wood, discarded wings near windows, and small piles of sawdust. A dedicated termite inspection costs $75-$150 and is required by some lenders.
Check for mud tubes on foundation walls and piers
Tap wood trim and sills — listen for hollow sounds
Check for signs of rodents or other pests
Look for droppings in attic, basement, and under sinks
Check for chewed wires or gnaw marks in the attic
Test for radon if in a high-risk area
Radon is a colorless, odorless gas that causes lung cancer. It's common in many US regions and seeps up through foundations. A radon test costs $150-$200. Mitigation (if needed) costs $800-$1,500 — it's a straightforward fix but must be done.
Ask about asbestos and lead paint (pre-1978 homes)
Homes built before 1978 may contain lead paint and asbestos insulation or floor tiles. These are safe if undisturbed but become hazardous during renovation. Federal law requires sellers of pre-1978 homes to disclose known lead paint. Factor abatement costs ($2,000-$10,000) into your offer if renovation is planned.
Frequently Asked Questions
How much does a home inspection cost in 2026?
A standard home inspection for a single-family residence costs $350-$600, with prices varying by region and home size. Homes over 3,000 sq ft or those built before 1970 often incur additional fees of $50-$150 for extra time. Specialty inspections for radon ($150), mold ($300-$600), or sewer line camera scoping ($250-$400) are separate services not included in the base inspection.
What are the biggest red flags in a home inspection report?
Foundation cracks wider than 1/4 inch, active water intrusion in the basement, and evidence of roof deck sagging are the three costliest issues an inspector can flag — each potentially running $5,000-$30,000 to repair. Electrical panels with Federal Pacific or Zinsco breakers are a serious safety concern that insurance companies may refuse to cover. Galvanized steel plumbing in pre-1970s homes indicates a full re-pipe ($8,000-$15,000) will be needed within the next decade.
Can I attend the home inspection in person?
Attending the inspection is strongly encouraged and takes about 2-4 hours for an average-sized home. Walking through with the inspector lets you see issues firsthand, ask questions about severity, and learn the location of shut-off valves, electrical panels, and HVAC filters. Most inspectors set aside 15-30 minutes at the end for a summary walkthrough where they highlight the most pressing findings.
What is not covered in a standard home inspection?
Standard inspections exclude anything behind walls (in-wall plumbing, hidden mold, asbestos insulation), underground conditions (septic tank, well water quality, buried oil tanks), and pest/termite damage. Swimming pools, detached structures like sheds, and cosmetic defects are also typically outside the scope. If the home has a septic system, well water, or was built before 1978, order separate specialized inspections for each concern.