A professional home inspection is a critical step in the real estate transaction process, designed to identify issues with a property's major systems and components. For buyers, the findings can be used to negotiate repairs, request financial credits, or, if a home inspection contingency is in place, withdraw from the purchase. For sellers, a pre-listing inspection can uncover problems to address before the home hits the market. This guide provides a comprehensive, room-by-room checklist of what a certified home inspector evaluates, from the foundation to the roof.
What is the Primary Goal of a Home Inspection?
The inspector's objective is to provide an objective assessment of the home's current condition. They identify safety hazards, needed repairs, and signs of damage such as water leaks, structural cracks, or pest infestation. It is not a pass-or-fail exam but a detailed report on the property's state. Based on our experience assessment, this report empowers you to make an informed decision and understand the potential costs of future homeownership.
What Does the Exterior Inspection Cover?
The inspection begins outside, where costly issues often hide in plain sight. The inspector examines the home's exterior envelope for signs of water intrusion and deferred maintenance.
- Foundation: Are there cracks in the walls or signs of soil movement? The inspector checks for vertical or horizontal cracks that may indicate structural shifting.
- Siding and Windows: Is paint flaking or siding loose? These can be clues that moisture is getting behind the walls. The inspector will also check if window seals are intact.
- Roof: What is the condition of the shingles and flashing? Missing or cracked shingles and damaged flashing are common causes of leaks. The inspector will also note the age of the roof, a major factor in its remaining lifespan.
- Drainage: Does water flow away from the house? Proper grading and functional gutters are essential to prevent water from pooling near the foundation, which can lead to basement leaks and structural damage.
How Are the Interior Systems Evaluated?
Inside the home, the inspector focuses on the plumbing, electrical, and HVAC systems, which are expensive to repair or replace.
- Plumbing: The inspector will check water pressure, look for leaks under sinks, and note the age and condition of the water heater. In older homes, a sewer scope inspection is often recommended to check for tree root intrusion or pipe collapse.
- Electrical: Is the electrical panel modern and clearly labeled? The inspector tests outlets to ensure they are grounded and checks for the presence of GFCI (Ground Fault Circuit Interrupter) outlets in kitchens and bathrooms, which are critical for safety.
- HVAC (Heating, Ventilation, and Air Conditioning): Does the system heat and cool the home consistently? The inspector will assess the age of the furnace and A/C unit and check that air filters are clean.
What is Checked in the Attic, Basement, and Crawlspace?
These often-overlooked areas reveal how the home is breathing and protecting itself from the elements.
- Attic: The inspector looks for adequate insulation, proper ventilation to prevent moisture buildup, and any signs of water stains or pest entry points.
- Basement and Crawlspace: These areas are checked for signs of water damage, mold, or pest activity. The inspector will also examine structural beams for integrity and check if a sump pump is present and functional.
Are Appliances and General Interior Details Included?
If appliances are included in the sale, the inspector will test their basic operation. They will also note the condition of the home's interior.
- Appliances: The working condition of the stove, dishwasher, refrigerator, and garbage disposal is verified.
- Interior Rooms: Floors are checked for sloping or sagging, doors and windows are tested for proper operation, and the inspector will confirm that smoke and carbon monoxide detectors are installed.
What Should You Do After the Inspection?
The inspection report is your negotiating tool. Review the findings carefully with your real estate agent to determine which items are priorities for repair. Minor cosmetic issues are typically not negotiation points, but major structural, safety, or system defects are. You can then request that the seller make repairs, provide a credit at closing to cover the costs, or adjust the sale price.
A thorough home inspection is your best defense against unexpected repair bills. By understanding what an inspector evaluates, you can approach this crucial step with confidence, whether you are buying or selling.
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