A home inspection is a professional walkthrough of a home’s accessible systems and structure, from the roof and attic to the foundation, electrical and plumbing, that ends in a written report of the findings.

Buyers typically schedule an inspection after their offer is accepted and during the contingency window, which gives them real information while they still have room to negotiate, request repairs or walk away.

Sellers, by contrast, can order a pre-listing inspection before listing to fix problems upfront, price the home accurately or disclose known issues instead of being blindsided by a buyer’s inspector.

Do you need a home inspection?

A home inspection isn’t legally required to buy a house. Unlike an appraisal, most mortgage lenders don’t require one either, so it’s entirely the buyer’s call whether to get one.

However, it’s in the buyer’s best interest to get one. For a few hundred dollars, an inspection may reveal a problem that costs tens of thousands to fix, like a failing roof, an aging HVAC system or a hidden foundation issue, while you still have time to act under your inspection contingency.

Skipping an inspection means you may discover problems after closing, when they’ll become your financial responsibility instead of a possible point of negotiation.

Inspection vs. appraisal: don’t assume one covers the other

Inspections and appraisals may seem similar, but they have two different purposes. An inspector evaluates the home’s physical condition system by system, while an appraiser estimates market value by comparing sales data and property characteristics. 

VA and FHA loan appraisals are more rigorous property-condition reviews than a typical conventional appraisal, however. For example, VA appraisers check the home against Minimum Property Requirements covering things like functioning heat, safe electrical systems and no active roof leaks.

Even so, appraisals check for baseline safety and habitability, not the kind of granular, system-by-system issues an inspection is designed to catch. Therefore, passing a VA or FHA appraisal doesn’t mean the home is problem-free. Buyers still benefit from getting an independent inspection, regardless of loan type.

What does a home inspector check?

A standard home inspection generally follows state rules and/or professional standards outlining which systems and components the inspector will review. The exact scope varies by state and inspector, but most evaluations cover the same core systems.

Foundation and structural components

The inspector evaluates the foundation for cracks, settling and signs of water intrusion, along with grading and drainage around the home, since structural problems are often among the most expensive defects to repair and tend to get costlier the longer they go unaddressed.

Roof and attic

Inspectors examine the roofing material, flashing, gutters and visible insulation, along with attic ventilation and signs of moisture, all of which can affect energy efficiency, water-damage risk and, in some cases, insurance costs.

Electrical system

Inspectors examine accessible electrical components, including the main panel, for concerns such as double-tapped breakers, improper grounding and older wiring types. They’ll also flag ground-fault circuit interrupter (GFCI) protection missing from areas like kitchens, bathrooms, garages and outdoor spaces.

Plumbing, water heater and HVAC

Inspectors check water flow, test accessible fixtures and inspect visible supply and drain lines for leaks or corrosion. Water heaters are evaluated for visible defects, and inspectors run heating and cooling equipment when conditions allow safe operation to confirm it works.

Interior rooms and finishes

Walls, ceilings, floors, windows and doors are examined for water staining, uneven settlement and deferred maintenance a seller may not have noticed or disclosed. Fresh paint in unexpected places is worth a second look since it can conceal the source of prior staining.

How much does a home inspection cost?

Home inspection costs vary by home size, age and location, but many buyers pay roughly $300 to $500 for a standard single-family inspection. Older homes and high-cost metro areas may land toward the upper end of the range.

Specialty inspections like radon testing, mold sampling, sewer scope or a structural engineering evaluation are add-ons beyond the standard fee, each typically running an additional $100 to $800.

How long does a home inspection take?

A standard single-family home inspection typically takes two to four hours, though larger homes, older homes and homes with complex systems can run longer.

If your inspector allows it, plan to attend at least the end of the inspection so they can walk you through the most important findings in person; a report typically arrives within one to three business days, but reading it cold may not have the same resonance as having an inspector show you and explain areas of concern.

Who pays for a home inspection?

In most transactions, the buyer pays for the home inspection directly, usually on inspection day, rather than waiting to pay with other closing costs, and the fee is typically not refundable if the deal falls through.

If you’re selling, a pre-listing inspection comes out of your pocket and is entirely optional. But it can help you get ahead of surprises before they become a buyer’s negotiating leverage.

Pro tip: Be cautious if a seller offers their own inspection report in lieu of you ordering one. While it can be a useful starting point, it’s not a substitute for an independent inspector.

The most common home inspection findings

Most home inspection reports pinpoint at least a few issues, and that’s expected. What matters is distinguishing routine, easily fixable maintenance from serious defects.

Commonly flagged categories include roof issues and electrical issues, including missing GFCI protection. Water intrusion or moisture damage is also a concern and is one of the most common reasons inspectors end up in disputes after closing. 

A cluster of findings pointing to one underlying cause can be a bigger red flag. Multiple water stains in different rooms tracing back to a single roof problem are more serious than a longer list of unrelated maintenance items, for example.

What fixes are mandatory after a home inspection?

A home inspection report doesn’t require a seller to make repairs. The next steps depend on the contract, the buyer’s financing and negotiation.

With FHA, VA, and USDA financing, however, certain property-condition issues can hold up closing if they affect the home’s eligibility under that loan program. These financing requirements are separate from a buyer’s repair requests, and the appraisal or additional inspections may identify required repairs. Still, an inspection doesn’t automatically obligate the seller to pay for the repairs.

Beyond lender requirements, buyers generally have three options after an inspection reveals problems: 

• Ask the seller to make repairs before closing.
• Negotiate a price reduction or credit and handle repairs independently.
• Use the inspection contingency to renegotiate or walk away, if that option is in your contract terms.

How to read your home inspection report

A home inspection report is a categorized inventory of findings by system, but it’s not a pass/fail document. Some reports sort findings by severity, such as safety concerns, major defects and routine maintenance, but formats vary by inspector.

Start with the summary page most inspectors include up front, then work through the full report by system. Prioritize roof, electrical, plumbing, HVAC and structure, since that’s where deferred issues tend to get expensive.

A report with 40 items sounds alarming, but if 36 are small maintenance items and four are minor electrical issues, that’s a very different situation than a report with 10 items where three are major structural problems.

What types of home inspections are there?

A standard buyer’s inspection is the most common, but depending on the property, you may need more than one.

• The 4-point inspection: Used primarily by insurers for older homes, covers just roof, electrical, plumbing, and HVAC, making it faster and cheaper but more limited in scope.
• Sewer scope inspection: Runs a camera through the sewer lateral to check for root intrusion or pipe collapse, since a standard inspection doesn’t cover this and sewer lateral repairs can be substantial.
• Radon testing: Checks for a naturally occurring radioactive gas that’s the second leading cause of lung cancer deaths in the U.S. after smoking.
• Mold inspections: Look for visible mold and moisture problems and may include testing. 
• New construction inspections: Check brand-new homes for construction defects local code inspectors may miss.

Should you waive the inspection contingency?

An inspection contingency is a clause in your purchase contract that lets you renegotiate or walk away, without losing your earnest money, if the inspection turns up problems and you follow the contingency’s terms and deadlines. When you waive this contingency, it means giving up that protection.

Some buyers waive the contingency in competitive markets to make their offer more attractive, but it’s not a decision to make casually since the financial risk of an unknown issue can be substantial.

If you decide to waive, consider getting at least a pre-offer walkthrough from a contractor, though it won’t replace a full home inspection. 

The takeaway

A home inspection isn’t required, but spending the few hundred dollars it costs can reveal a problem worth tens of thousands, or hand you real negotiating leverage. 

Show up, walk with the inspector and read the full report. Then, depending on the findings, use it as a negotiating tool. Focus on expensive, structural and safety findings first, and consider letting some of the smaller maintenance concerns go to help the purchase process continue smoothly.

Frequently asked questions

What’s the most common home inspection issue?

Roof issues, such as damage or aging, are often the most common findings during a home inspection.

What is the biggest home inspection red flag?

Structural or foundational damage can be one of the biggest home inspection red flags since those repairs can be very costly and can get worse over time.

What is a home inspection contingency?

A home inspection contingency is a clause in a purchase agreement that allows a buyer to back out or negotiate the original price if major damage or repair needs are uncovered during a home inspection, subject to the contingency’s terms and deadlines. 

What do home inspectors not check?

Home inspectors do not check obstructed areas (such as behind walls or under heavy furniture). They also do not usually inspect underground sewer lines or septic systems, or perform dedicated termite or rodent inspections, as those are special types of inspections that can either be added on or require a different professional.