What is a Home Inspection?
A home inspection is a visual examination of a property's physical structure and major systems conducted by a licensed or certified inspector. The inspector evaluates the condition of the roof, foundation, electrical, plumbing, HVAC, exterior, interior, insulation, and ventilation systems. The result is a detailed report identifying defects, safety concerns, and deferred maintenance items.
Home inspections are typically performed during the due diligence period after a purchase contract is executed. The buyer hires and pays for the inspection (typically $300-$600 for a standard single-family home). The inspection report gives the buyer the information needed to decide whether to proceed, renegotiate, request repairs, or terminate the contract.
What inspectors check
- Roof: Shingles, flashing, gutters, drainage, estimated remaining life
- Foundation: Cracks, settling, moisture intrusion, structural integrity
- Electrical: Panel condition, wiring type, outlet grounding, GFCI protection
- Plumbing: Supply lines, drain lines, water heater, fixtures, water pressure
- HVAC: Heating and cooling systems, ductwork, thermostat operation, filter condition
- Interior: Walls, ceilings, floors, windows, doors, stairs, railings
- Exterior: Siding, trim, grading, drainage, driveways, walkways
What inspections do NOT cover
Standard inspections do not include radon testing, mold testing, asbestos identification, lead paint testing, termite/pest inspection, well and septic testing, pool inspection, or sewer scope. These are separate specialty inspections that may be recommended based on the property's age, location, and condition.
Inspections and investor strategy
For flip investors, the inspection is critical for validating repair estimates. An inspection that reveals unexpected foundation issues, outdated electrical, or hidden water damage can change the deal math significantly. Experienced investors often attend the inspection to see issues firsthand and ask the inspector questions.
Wholesalers typically do not order inspections themselves but should understand what inspections reveal. When your end buyer orders an inspection and finds issues you did not disclose or account for, it can kill the deal and damage your reputation. Thorough initial property assessment and honest marketing prevent inspection surprises.