What does a home inspector check?

A professional home inspection is generally a visual, noninvasive review of accessible systems and components. It can help a buyer better understand a home’s condition before completing a purchase.

The home inspection process and scope may vary based on the property, inspector, applicable state requirements and inspection agreement. The Standard of Practice from the American Society of Home Inspectors is one example of an industry standard. Before the appointment, ask which standard the inspector follows and review the inspection agreement.

What is included in a home inspection?

A standard home inspection commonly covers the home’s structure, exterior, interior and major systems when they are visible and accessible. Use this home inspection checklist as a general guide because the actual scope may vary.

For repeated components, such as windows, outlets or switches, the inspector may check a representative number rather than each one. A system or component may not be inspected if it is blocked, inaccessible or shut down. An area may also be excluded if entry is unsafe or the inspection could cause damage.

What is not included in a home inspection?

A standard home inspection does not examine every part of a home in detail. An inspector generally does not open walls, remove flooring, move personal property or inspect underground components.

The following concerns may require a separate test, additional service or evaluation by another professional:

Some inspectors offer additional services for a fee, while others may refer the buyer to another professional. Ask whether services such as radon testing, an evaluation of lead paint risks or a review of possible household mold are included or need to be arranged separately.

What does a home inspector do?

A home inspector’s work involves more than moving through a checklist. During a professional home inspection, the inspector may:

• Review the agreed scope: identify which accessible systems and components are part of the inspection
• Operate normal controls: use thermostats, switches, faucets and certain appliance controls when conditions allow
• Record observed conditions: describe systems that may not be working properly or may need attention
• Explain inspection limits: identify areas or components that were present but could not be inspected and explain why
• Recommend follow-up: suggest monitoring, correction or further evaluation when appropriate

How long does a home inspection take?

According to the American Society of Home Inspectors, a single-family home inspection often takes two to four hours. The actual time may depend on the home’s size, condition, features and accessibility.

A larger or more complex property may require additional time. Added services, detached structures and areas that are difficult to access may also affect the schedule. Ask the inspector how much time to set aside and when the report may be available.

Who schedules and pays for a home inspection?

After an offer is accepted, the buyer commonly selects, schedules and pays for the home inspection. However, the purchase agreement and local process may assign these responsibilities differently.

The Consumer Financial Protection Bureau recommends scheduling an independent home inspection as soon as possible so there is time to review the findings and arrange any additional inspections. A real estate professional may provide inspector names, but the buyer can still compare qualifications, services, fees and references.

Inspection fees may vary based on location, home size, property features and additional services. The purchase agreement may include deadlines for completing the inspection and reviewing the report.

How to choose a professional home inspector

Home inspector licensing and registration requirements vary by location. Before hiring an inspector, check applicable state requirements and compare the inspector’s qualifications and services.

Consider asking about:

• Credentials and experience: ask about training, licensing, certifications and experience with similar homes
• Inspection scope: confirm what is included, what is excluded and whether additional services are available
• Sample report: review a sample report and request recent references when available
• Timing and fee: confirm the estimated inspection time, report delivery and total cost

The American Society of Home Inspectors provides additional information about choosing a home inspector. Professional association membership can be one factor to consider, but it does not replace checking state requirements, experience and the inspection agreement.

What is included in a home inspection report?

A home inspection report summarizes the inspector’s observations and describes the condition of inspected systems and components at that time. Depending on the inspection standard and report format, it may include:

• Areas inspected: the systems and components that were part of the inspection
• Observed concerns: items that may not be functioning properly or may need attention
• Supporting details: descriptions, locations and photographs of certain findings
• Inspection limits: areas or components that could not be reviewed and the reason
• Recommended follow-up: items that may need monitoring, correction or further evaluation

The report is not a maintenance manual or a prediction of future conditions. It reflects what the inspector observed at that time.

What happens after a home inspection?

Read the full report and ask the inspector to explain any findings you do not understand. If the report recommends evaluation by a specialist, consider whether that review can be completed before the applicable contract deadline.

The buyer’s options may depend on the purchase agreement and local law. When a contract includes an inspection contingency, the buyer may be able to request repairs or a credit, arrange an additional evaluation or reconsider the purchase within the agreement’s terms. A real estate or legal professional can help explain the contract and available options.

Some findings may involve routine upkeep. Review information about cleaning gutters safely, preventive plumbing maintenance and home fire safety equipment. A qualified professional may be needed for technical concerns or repairs.

Home inspection vs appraisal and insurance review

A home inspection, appraisal and home insurance inspection serve different purposes.

Terminology may vary by insurer. State Farm uses the term underwriting survey for certain insurance-related property reviews. Ask your insurer what term it uses and what the review may involve.

Home inspection FAQs

Do you need a home inspection?

Whether a home inspection is required may depend on the purchase agreement, loan program and local requirements. Even when the transaction does not require one, an inspection may help a buyer learn more about the home’s current condition.

Can a buyer attend a home inspection?

Ask the inspector and the parties managing access to the property. The Consumer Financial Protection Bureau recommends attending when possible because it may make the report easier to understand and give the buyer an opportunity to ask questions.

Can a house fail a home inspection?

Generally, no. A standard home inspection does not give a house a pass-or-fail grade. The report describes conditions observed during the inspection and identifies items that may need attention or further evaluation.

Plan for homeowners insurance

As part of the homebuying process, consider contacting an insurer early to understand the property information and underwriting requirements that may apply. Homeowners insurance is not a substitute for routine maintenance. Coverage depends on the policy terms, conditions, exclusions and the circumstances of a loss. A State Farm agent can answer questions about the homeowners insurance process, or you can start a homeowners quote online.