What to Expect in a Home Inspection: A Guide for First-Time Home Buyers

If you’re a first-time home buyer, congratulations! Buying your first home is an exciting and significant milestone. As you’ll learn, the buying process has many steps. One you don’t want to miss is the home inspection.

A home inspection helps the potential buyers identify any major issues or concerns with the property before closing the deal. That’s why an inspection contingency is common in real estate transactions. No one wants to buy a money pit! But, a home inspection doesn’t uncover everything wrong about a home. Confused?Learn what home inspections look for, what they don’t, and how the process works.

The Role of a Home Inspector

A home inspector is a state-licensed professional who visually examines the condition of a property’s structure, systems, and components. They are trained to identify potential issues in essential systems such as plumbing, electrical, heating and cooling, roofing, and more.

During the inspection process, the inspector walks through every accessible inch of the property, checking the interior and exterior for visible defects or safety issues. They verify that all major systems and appliances are working by turning them on and off.

Note that a real estate inspector is not an appraiser or a code enforcement official. Their job is to assess the property’s condition objectively during the inspection. They may note if what they see is a known possible code violation and recommend repairs to end up bringing it to code, but they aren’t taking further steps than that. Nor will they tell you how much the property is worth in its inspected condition. This is only a safety and working condition inspection.

Three agencies certify professional home inspectors:

• American Society of Home Inspectors (ASHI)
• North American Association of Home Inspectors (AHI)
• International Association of Certified Home Inspectors (InterNACHI).

All states have education and testing requirements to become a home inspector. For example, in Florida and South Carolina, a home inspector must take a 120-hour course from a state-approved school and pass a written exam. In North Carolina, they also must complete 80 hours of field training.

Preparing for a Home Inspection

Before the home inspection date, do a few things to get ready. First, ask the seller to ensure all utilities, especially the water and electricity, are turned on at the property. This allows the home inspector to thoroughly check all systems and areas of the home. Otherwise, you might miss a leaking toilet or improperly wired outlets.

Next, ask that all access points to important parts of the house, such as the attic and basement, be easily accessible. Have the seller unlock all normally locked areas or provide a key for the inspector. Anything the inspector can’t reach is a blind spot in your understanding of the home.

Inspectors won’t move around any existing furniture, lift up rugs, or peek behind paintings. If the seller can, ask them to clear any clutter in front of the appliances, electrical panels, and water heaters. Remove items from under sinks to give a clear view of the plumbing. Simple moves save the inspector time and make it easier for them to do a thorough inspection.

How Much Does a Professional Home Inspection Cost?

The cost of home inspection varies depending on the square footage and location of the property. Larger homes cost more because it takes extra time. The national average cost for a home inspection was around $300 to $400 in 2023. However, larger cities like New York or San Francisco can see prices up to $1,000. Ask your local real estate professional what your area’s typical price range is.

Some inspection companies now offer additional services, like radon testing or level-2 chimney inspections. Make sure they hold the appropriate training and certifications to add these to a home inspection. Adding these will increase your average home inspection cost.

What Do Home Inspectors Check?

Home inspectors visually check a variety of components in a home. A typical home inspection lasts 2-3 hours, depending on the home’s size and its components. During the inspection, a qualified home inspector works through an inspection checklist to evaluate:

• Roofing: They will inspect the roof for signs of leaks, damage, or any other issues that need to be addressed. They will also check for adequate attic ventilation and visible insulation.

• Electrical: The inspector will check the electrical panels, wiring, and outlets to ensure they are up to code. They visually check the electrical system’s service drop, protection devices, grounding, and switches.

• Plumbing: They will check for leaks, water pressure, and the condition of visible pipes and fixtures.

• HVAC Systems: The inspector examines and runs the heating and air conditioner systems to ensure correct functioning.

• Foundation: They inspect the foundation for cracks or signs of structural damage, walking around the exterior and from what they see inside basements, crawl spaces, and the home interior.

• Appliances: The home inspector tests all major appliances, such as ovens, dishwashers, and refrigerators, to ensure they work.

• Siding: The inspector views the house’s exterior for damage or issues.

What is Not Included in a Home Inspection?

You must understand that a home inspection does not cover everything in a property. Nor will it go deep into any noted potential problems, like structural issues, or suggest specific remedies. Here are some things that are typically not included in a standard home inspection:

• Pests: A home inspector visually checks for damage, but they do not purposefully note any plants or animals present at the property. If they see termite-damaged wood or have visual confirmation, like dead insects on a window sill, they will note it as “possible presence of termites” and recommend further evaluation by a pest control expert. That goes for signs of rodent activity, too. You may wish to go ahead and schedule a separate pest inspection, depending on where you live.

• Cosmetic Issues: Any cosmetic issues from everyday wear and tear, such as floor scuffs or outdated fixtures, are not included in a home inspection.

• Environmental Hazards: Home inspectors will not test for environmental hazards like mold, radon, and asbestos. Should the home inspector visually see mold damage, they note it as having “potential mold” in the inspection report and recommend further inspection by a certified hazard professional.

• Swimming Pools: If the property has a swimming pool, it will require a separate inspection.

• Chimneys: A home inspector may note if a chimney has visible cracks or problems but will refer to a chimney professional for a deeper inspection. They do not look at the flue, vents, surrounds, or fuel-feeding devices.

• Sewer Lines or Septic Tanks: Home inspectors conduct visual inspections; they do not bring equipment to assess or gain expertise in sewer systems.

• Solar Panels: A home inspector will get on the roof to assess its shingles, flashings, and chimneys for defects, but they do not evaluate any attached roof accessories.

• Geological Issues: Home inspectors will not determine if a home is shifting for geological reasons, such as a sinkhole.

Common Issues Found in Home Inspections

The top problems found during a house inspection include:

• Roofing issues, such as leaks or missing shingles. The Inspection Support Network (ISN) found roofing problems were the most reported item in home inspections (19%).

• Electrical problems, including outdated wiring or overloaded circuits.

• Windows are the third-most common problem, as they are often outdated or have improper insulation.

• Plumbing issues like leaking pipes, slow drains, or low water pressure.

• Drainage and grading issues cause water to run towards or pool around the home, leading to foundation or interior water damage.

• HVAC problems, such as a malfunctioning furnace or air conditioning system.

Addressing these issues before the home purchase can help avoid costly repairs down the road.

Post-Inspection Steps

Most licensed home inspectors offer to meet potential buyers at the home to explain their findings. They usually ask the buyers to come near the end of their evaluation.

In addition to the offered walk-through, the inspector prepares a report outlining their findings. The report is organized by section of the home, what was visible, and if things were in working order. Many include photographs as further documentation of any possible issues.

Based on this detailed report and depending on the purchase agreement conditions, prospective buyers may negotiate with the seller for repairs or a lower purchase price before closing on the property. If the findings are particularly bad, they give the buyer a reason to use the termination clause. Major issues like foundation cracks or total roof replacements can be deal breakers for some home buyers. Minor issues should not be used to terminate the purchase agreement.

If significant issues are found during the inspection, get quotes from contractors to estimate future repair costs. If needed, ask your home inspector for service professional recommendations.

 

FAQs

I’m thinking about waiving the home inspection contingency. What are the pros and cons?

Waiving the home inspection contingency can speed up the home purchase process, but it comes with some risks. You risk buying a home with hidden issues like structural damage, plumbing problems, or electrical faults, which could lead to expensive repairs down the road. You could pay significantly more than anticipated if major repairs are needed after you move in. However, in a hot real estate market, waiving contingencies might be necessary to get your offer accepted. It can help expedite the closing process since there’s no need to wait for the inspection to be scheduled and completed. Consult with your real estate agent if you’re considering waiving the contingency. Even if you opt to buy “as-is” or take the home in its current condition, you can still have a home inspection for your peace of mind.

What additional inspections could my home need?

The home inspection may reveal a need for more specialized inspections. Some of these are recommended based on known issues of a geographical area. For example, termite inspections are highly recommended in many southern states. Radon inspections are common in areas prone to radon gas or with basement homes. Your future home may need any of these supplemental inspections:

• Mold inspections if there is the history of water damage or leaks or obvious signs of mold growth.
• Sewer/septic inspections if it is an older home, has large trees, or known issues with the sewer lines or septic system.
• Chimney inspections if there is a fireplace. Especially recommended in older homes where the chimney might not meet current safety standards.
• Lead or asbestos inspection if the home was built before the 1980s, especially if renovations are planned.
• Structural inspection by a certified structural engineer if the home shows signs of foundation issues (like cracks or uneven floors) or if it’s an older property.
• Electrical inspection if the inspector notices outdated wiring, electrical issues, or overloaded circuits in the service panel.
• HVAC inspection if the system is older or hasn’t been regularly maintained.
• Roof inspection if roof penetration or other signs of damage have been found.

What are the signs of water damage?

Sometimes, water issues are obvious, like standing water in the home or around the foundation. Other times, they could be hidden beneath cabinets, flooring, walls, or paneling. This usually happens in basements, attics, or areas with poor air circulation. Look for yellow, brown, or dark stains on walls, ceilings, or floors. These are often evidence of leaks or water seepage. Other signs are bubbling paint or wallpaper, sagging walls or ceilings, warping floors, or spongy areas. A musty smell can be another sign of leaks.

How long is the home inspection period?

The home inspection period typically lasts 7 to 10 days from the date your offer is accepted. However, this can vary depending on the real estate contract, local market practices, and state regulations. The clock starts ticking once both parties sign the purchase agreement. It’s wise to pick a home inspector early in the home-buying process so you can schedule them immediately.

Can’t I check the home myself or ask my real estate agent?

While you can certainly walk through the home yourself and ask your real estate agent for their opinion, hiring a professional home inspector is generally a better idea. An agent might give informal advice, but they typically aren’t licensed inspectors, so there’s no guarantee of accuracy. A professional home inspector has the training and experience to spot issues that might not be obvious to the untrained eye. They know what to look for regarding structural, electrical, plumbing, and safety concerns. Inspectors often use specialized tools like moisture meters, thermal imaging cameras, and electrical testers to identify hidden problems. Are you really going to bring a ladder to your home tour to inspect the roof or wiggle through a crawl space? Chances are, no. However, the home inspector will walk through the attic, roof, and under layers of the home.

After the inspection, you’ll receive a detailed report outlining the property’s condition, including photos and descriptions of any issues found. This report is crucial for making informed decisions and can be used to negotiate repairs or price adjustments. So it may be an additional cost to buying a home, but a comprehensive home inspection by a knowledgeable professional will give you a holistic picture of what you’re buying.