Home Inspection Guide
A thorough home inspection is one of the most important investments you'll make in the homebuying process. Here's everything you need to know.
Home Inspection Guide
Why Every Homebuyer Needs an Independent Inspection
A home inspection is a visual examination of the physical structure and major systems of a property. It's conducted by a licensed, independent inspector who works for YOU — not the seller, not the agent, and not the lender. The inspector's job is to find problems before they become your problems. A $400 inspection can uncover $40,000 in hidden issues. Never skip this step.
$400
Average inspection cost
2-4 hrs
Typical inspection time
86%
Of inspections find issues
7-10 days
Typical contingency window
What a Home Inspector Examines
Click any area below for the full breakdown — what inspectors look for, red flags that could cost thousands, and what questions to ask. A general inspection covers all six of these areas in a 2-4 hour visit.
Inspection Guide by Home Type
The type of home you're buying determines what inspections you need, when to schedule them, and what to focus on. Each type presents different risks:
Existing Home (10+ years old)
Inspections Needed
General inspection + consider: sewer scope, radon test, termite/pest inspection
Timing
Within 7-10 days of accepted offer (per your inspection contingency)
What to Focus On
Aging systems are the biggest concern. Pay close attention to the roof (average lifespan 20-30 years), HVAC system (15-20 years), and water heater (8-12 years). Ask about any renovations done without permits. Older homes may have outdated wiring (knob-and-tube, aluminum) or plumbing (galvanized, polybutylene) that pose safety or insurance issues.
Typical cost: $350-$500 for general inspection; $100-$300 each for specialty inspections
Newer Home (under 10 years)
Inspections Needed
General inspection is still essential — do NOT skip it
Timing
Within 7-10 days of accepted offer
What to Focus On
Even newer homes have defects. Common issues include improper grading/drainage, settling cracks, HVAC installation errors, and builder shortcuts. Check warranty coverage — many new homes have a builder warranty (1-2 years workmanship, 10 years structural) that may still be transferable. Verify all permits were pulled and inspections passed.
Typical cost: $300-$450
New Construction
Inspections Needed
Three inspections recommended: pre-drywall, pre-closing, and 11-month warranty
Timing
Pre-drywall: before walls are closed up. Pre-closing: 1-2 weeks before final walk-through. 11-month: before builder's 1-year warranty expires.
What to Focus On
Pre-drywall is the most valuable — you can see framing, plumbing, electrical, and HVAC before it's hidden behind walls. At pre-closing, verify all punch list items are completed. The 11-month inspection catches issues that develop during the first year (settling, HVAC problems, drainage) while still under warranty.
Typical cost: $300-$400 per inspection ($900-$1,200 total for all three)
Renovated / Flipped Home
Inspections Needed
General inspection + permits verification + consider thermal imaging
Timing
Within 7-10 days of accepted offer — do NOT waive this
What to Focus On
Flipped homes carry elevated risk. Cosmetic renovations can mask structural, plumbing, and electrical problems. Key concerns: Was the work done with permits? Was it inspected by the city? Are there hidden moisture problems behind new walls? Thermal imaging ($150-$300 extra) can reveal moisture, insulation gaps, and electrical hot spots behind walls without opening them.
Typical cost: $400-$600 (general + thermal imaging)
Specialty Inspections: When You Need More
A general home inspection doesn't cover everything. Click any inspection below for full details on when it's needed, what it reveals, and what problems cost to fix.
Choosing an Independent Home Inspector
What to Look For
- Licensed and insured in your state
- Member of ASHI (American Society of Home Inspectors) or InterNACHI
- Minimum 200-300 inspections completed
- Provides a detailed written report with photos within 24-48 hours
- Allows and encourages you to attend the inspection
- Has no financial relationship with the seller or listing agent
Things to Consider
- Don't use an inspector recommended by the seller's agent — find your own
- The cheapest inspector isn't the best — experience and thoroughness matter more
- An inspection that takes less than 2 hours on a full-size home may not be thorough enough
- Inspectors can't see inside walls, under floors, or behind fixtures — they report on what's visible and accessible
- An inspection is NOT a pass/fail test — it's an informed assessment that helps you make decisions
Trusted ALTA Member Companies
Who Pays for the Home Inspection?
The buyer pays for the home inspectionin the vast majority of transactions. This is actually a benefit — because you're paying the inspector, they work for you and owe their loyalty to you, not the seller. The typical cost of $300-$500 is a small price compared to the potential cost of undiscovered problems.
When the seller might pay:In some cases, sellers provide a pre-listing inspection to attract buyers or speed up the process. While informative, buyers should still consider getting their own independent inspection — a seller's inspection may be less thorough or may not cover concerns specific to the buyer.
Negotiating repairs: After the inspection, you can negotiate with the seller to fix issues, reduce the price, provide credits at closing, or walk away entirely (if you have an inspection contingency). Your agent will help you determine which issues are worth negotiating and which are normal wear and tear.
After the Inspection: Your Options
Accept As-Is
No issues significant enough to warrant action. Proceed with the purchase.
Request Repairs
Ask the seller to fix specific issues before closing. Common for safety and structural concerns.
Negotiate Credits
Ask for a price reduction or closing cost credit instead of repairs. Gives you control over how fixes are done.
Walk Away
If major issues are found and the seller won't negotiate, your inspection contingency lets you exit with your earnest money.
Never Waive the Inspection Contingency
In competitive markets, some buyers waive the inspection contingency to make their offer more attractive. This is extremely risky. Without an inspection contingency, you cannot walk away or renegotiate if the inspection reveals major problems — you're legally obligated to buy the home regardless. If you feel pressured to waive, consider a "pass/fail" inspection contingency instead, where you can only cancel for major structural or safety issues, not cosmetic concerns.
Sources: American Society of Home Inspectors (ASHI), International Association of Certified Home Inspectors (InterNACHI), EPA (radon, mold, well water), National Pest Management Association (NPMA), Chimney Safety Institute of America (CSIA)