What a Home Inspector Actually Looks At

The Core Systems Every Inspector Evaluates

A licensed home inspector's job is to assess observable conditions across a property's major systems and structural components. Here is what falls squarely within that scope:

• Roof and attic: Inspectors examine shingles, flashing, gutters, ventilation, and visible signs of moisture intrusion or structural damage. Attic insulation and framing are reviewed where accessible.
• Foundation and structure: Visible cracks, settlement signs, and moisture in crawl spaces or basements are documented. Inspectors look for evidence of movement that could indicate ongoing or past structural issues.
• Electrical system: The main panel, breakers, visible wiring, and outlet grounding are checked. Inspectors identify potential fire hazards and code-era concerns such as aluminum wiring or double-tapped breakers.
• Plumbing: Water pressure, drain function, visible pipe condition, water heater age and operation, and signs of leaks are all assessed.
• HVAC systems: Heating and cooling equipment is operated and evaluated for age, condition, and basic function. Filters, ductwork, and exhaust venting are reviewed.
• Interior spaces: Walls, ceilings, floors, windows, and doors are checked for visible damage, signs of moisture, and proper operation.

An inspector operates every accessible component — running faucets, testing outlets, opening and closing windows — to evaluate function under normal conditions. They do not move furniture, lift carpeting, or open finished walls.

What an Inspector Does Not Cover

Understanding the inspection's limits is just as important as knowing its scope. Standard home inspections are visual and non-invasive — meaning inspectors report only what they can observe without causing damage.

Items typically outside a standard inspection include:

• Radon gas levels (requires a dedicated radon test)
• Wood-destroying insects such as termites (usually requires a separate pest inspection)
• Mold testing or air quality analysis
• Sewer line condition (a sewer scope is a separate service)
• Underground oil tanks
• Asbestos or lead paint identification
• Swimming pools, hot tubs, or outbuildings (sometimes excluded depending on the inspector)

Buyers purchasing older homes — particularly those built before 1980 — may want to add specialty inspections for lead and asbestos. Just as a vehicle history report documents past events but can't predict future mechanical failure, a home inspection captures current observable conditions but can't reveal everything hidden within walls or underground.

How to Use the Inspection Report

The inspection report is not a pass/fail verdict. It is a prioritized record of conditions that helps buyers make informed decisions. Most reports organize findings into categories:

1. Safety hazards: Issues requiring immediate attention — exposed wiring, missing smoke detectors, improper gas connections.
2. Major defects: Conditions with significant cost implications, such as a failing HVAC system, aging roof, or foundation cracks suggesting active movement.
3. Maintenance and monitoring items: Routine upkeep needs that are part of normal homeownership — caulking, minor grading adjustments, sediment flushing in the water heater.

Buyers should focus negotiations on safety hazards and major defects, not cosmetic imperfections. A detailed report on an older home is not a red flag — it is a sign of a thorough inspector doing their job well.

If your inspection surfaces concerns about unpermitted work, that is worth investigating separately. Unpermitted improvements can create liability, complicate financing, and affect resale value. Similarly, renters reviewing a property before signing can benefit from their own pre-move checklist — see our pre-lease inspection guide for a room-by-room approach.

This article is for informational purposes only. Always consult a licensed home inspector and appropriate professionals for guidance specific to your property and transaction.