What to Look for in a Home Inspection

If you’re buying a home, a home inspection is one of the most important steps in the process. It helps you understand the true condition of the property before you commit. But not all inspections—or inspectors—are created equal. Knowing what to look for in a home inspection can save you from costly surprises later.

1. Structural Integrity

Start with the bones of the house. A good home inspection should evaluate the foundation, framing, and overall structural stability. Cracks in the foundation, sloping floors, or signs of past movement could indicate expensive problems.

Ask your inspector if they check for:

  • Sagging roof lines
  • Cracked walls or ceilings
  • Doors and windows that don’t open or close properly

2. Roof Condition

The roof protects everything underneath it. Replacing a roof can cost thousands, so you want to know how much life is left in it. The inspector should assess the roofing material, flashing, chimneys, gutters, and look for signs of leaks or water damage.

A proper inspection will include:

  • Signs of missing or damaged shingles
  • Evidence of improper installation
  • Soft spots or water intrusion in the attic

It’s also a good idea to ask them how they inspect the roof, as walking on a roof during an inspection can actually cause damage. Binoculars, high-zoom cameras or drone photography are effective tools to inspect a roof without the added risk.

3. Plumbing System

Old or faulty plumbing can lead to water damage, mold, and major repair costs. Your inspector should check all visible pipes, fixtures, and drainage systems, as well as signs of past or present leaks.

Things to look for:

  • Water pressure and drainage speed
  • Condition of water heater
  • Signs of corrosion or leaks under sinks
  • Evidence of previous water damage

4. Electrical System

Electrical issues can be a safety hazard. Your inspector should evaluate the main panel, outlets, visible wiring, and look for outdated systems like knob-and-tube wiring or overloaded circuits.

They should verify:

  • Proper grounding
  • Functionality of GFCI outlets in kitchens, bathrooms, and exterior areas
  • Presence of smoke detectors
  • Electrical panel capacity

5. HVAC Systems

Heating and cooling systems affect both comfort and utility costs. Your home inspection should include an overview of the furnace and air conditioning.

Ask if your inspector checks:

  • Furnace type and filter condition
  • Signs of rust or poor maintenance
  • Function of the A/C unit (if present and weather permits)

6. Attic and Insulation

The attic can reveal issues with ventilation, insulation, and even hidden pest infestations. A thorough inspector will assess:

  • Depth and condition of insulation
  • Signs of moisture or mold
  • Proper ventilation
  • Pest droppings or nesting material

7. Water Intrusion and Drainage

Water is one of the biggest enemies of a home. Your inspector should examine grading around the foundation, downspouts, and interior areas for signs of water intrusion.

Look for:

  • Damp spots in the basement or crawl space
  • Stains on walls or ceilings
  • Gutter and downspout function

8. Exterior and Grounds

Finally, don’t forget about the exterior. A full inspection includes sidewalks, decks, porches, siding, and other exterior features. You want to know that the property sheds water well and isn’t vulnerable to pests or rot.

Inspection items include:

  • Grading and slope away from the foundation
  • Condition of siding
  • Decks and railings stability

9. Inspector Qualifications and Insurance

No matter how good someone sounds online, you should always verify credentials. A professional home inspector should be certified, carry liability and errors & omissions (E&O) insurance, and follow an established Standards of Practice. These aren’t just formalities—they protect both you and your investment.

Before you hire an inspector, ask:

  • Are you licensed or certified through a recognized organization (ASHI, InterNACHI, etc.)?
  • Do you carry general liability and E&O insurance?
  • Can I see a sample report before booking?
  • Do you follow a written Standards of Practice?

10. Communication and Professionalism

A thorough inspection is only half the job—clear communication is the other. You should feel comfortable asking questions and confident that your inspector will take time to explain the findings. If you’re rushed or left confused after reading the report, that’s a problem.

Signs of a good communicator:

  • Responds to emails, messages or calls quickly
  • Answers questions in plain language
  • Provides a detailed, easy-to-read report
  • Offers to clarify any questions after the inspection

Final Thoughts

When deciding what to look for in a home inspection, focus on the systems and components that impact safety, livability, and long-term costs—but don’t overlook the human side of it. A good inspector brings more than tools; they bring professionalism, clear communication, and a genuine concern for helping you make an informed decision.

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