A home inspection is a standard step in the home buying process and is highly recommended. Buyers can also waive a surprise inspection, but doing so often means giving up important insight into the true condition of the home. A certified home inspector evaluates a property’s major systems and structural components, helping buyers and sellers understand what’s safe, what needs attention, and what could turn into an expensive surprise later.
So what does a home inspector look for during an inspection? Simply put: safety, functionality, and long-term cost. But experienced inspectors agree that the real value comes from knowing which issues actually matter.
The real focus of a home inspection
“Home inspectors focus on the major systems that affect a home’s safety, functionality, and long-term cost, including but not limited to the structure, roof, electrical, plumbing, and HVAC,” explains Joe Mischak, president of Fort Wayne, Ind.-based Aardvark Home Inspectors. Without an inspection, problems in these areas may go unnoticed until repairs are made at the buyer’s expense after closing.
This emphasis on key systems is reflected across the industry, especially when inspections are conducted under tight schedules and high expectations.
Focus on what matters most during the exam
One common misconception is that inspectors are there to identify every little defect. Michelle, CEO and co-owner of ProTech Inspections in Poolesville, Maryland, pushes back on that idea with an easy-to-remember analogy for clients.
“Many customers, and even some real estate agents, think that home inspectors are hired to find every problem in a home,” she says. “We tell our customers and real estate agents that we’re here to find bears.” Bears can cause major problems, including damaged roofs, flooded basements, and broken furnaces.
She added, “We’ll probably see a lot of squirrels during the inspection. Many of them could be included in the report, but that’s not our priority. If we focus on squirrels, a bear could run right in front of us and go unnoticed.”
The same priorities are evident in the way inspectors structure their reports and conversations.
Todd Fairchild and Martin Lenich, co-owners of Inspect-It 1st in metro Phoenix, explain, “While our focus spans the technical and cost aspects of real estate inspections, we are also sensitive to the emotional and time constraints of a typical real estate transaction.” They emphasize that a clear description is just as important as identifying defects, especially when buyers are making quick decisions.
What home inspectors are looking for
From roof to foundation, the main items on the average home inspection checklist include:
1) Roof
Your roof is one of the most expensive parts of your home, and one of the first things your inspector will evaluate. Even if it’s not new, its remaining lifespan can affect negotiations and future repair costs.
Scott Brown, owner of Brightside Inspections in Camillus, New York, says, “The home inspector’s main focus is on safety supplies and the most expensive components of the home. There’s a lot of focus on areas like the roof, foundation, general structure, and electrical systems.”
Inspectors typically look for missing or curled shingles in the attic or ceiling, damaged gutters, soft spots, algae growth, and signs of moisture intrusion. These indicators can help you determine if your roof is nearing the end of its useful life.
2) Water damage and moisture issues
Water damage can quietly affect a home’s safety and value, so inspectors pay close attention to plumbing, windows, roof transitions, and foundations.
Inspect-It 1st’s Fairchild and Lenich point out that inspectors are trained to not only explain what they see, but what it means financially. “We focus not only on safety issues for homes, pools and spas, but also the key elements of construction costs, and we pride ourselves on explaining our findings in a balanced way,” they say. Their reports are easy to understand and photo-centric, helping buyers quickly grasp the severity of moisture-related issues.
Inspectors typically look for water stains, peeling paint, wet insulation, and discoloration around windows and floors. Even small entry points can lead to larger problems if left unresolved.
3) Foundation and structural components
Because the foundation supports everything above it, inspectors carefully evaluate it for signs of movement or stress caused by changes in soil conditions, moisture, or temperature.
Michelle from ProTech Inspections highlights why these issues fall firmly into the “bearish” category. Issues such as misaligned walls, uneven floors, and large cracks often indicate structural problems that can be expensive to fix and can be a nuisance to future occupants.
Inspectors will look for cracks in foundation walls, gaps around doors and windows, slanted chimneys or porches, and signs that floors are no longer level.
4) Electrical system
Electrical systems are a top safety priority during inspections. Defective wiring or outdated components can increase the risk of fire or electric shock.
Scott Brown of Brightside Inspections explains that inspectors do more than just look at the panels. “We also spend time working on HVAC, plumbing, appliances, testing windows and doors,” he says, noting that functionality is just as important as appearance.
Inspectors will look for outdated wiring types, double tap breakers, lack of GFCI protection, improper grounding, and electrical panel modifications. If concerns arise, we often recommend further evaluation by a qualified electrician.
5) Heating and cooling system
Heating and cooling systems impact comfort, indoor air quality, and energy costs. The inspector will run the system through heating and cooling cycles, checking airflow and operation.
Joe Mishak of Aardvark Home Inspectors Inc. emphasizes that these systems are important for more than immediate comfort. “Often overlooked issues can lead to costly repairs and safety concerns after closing,” he explains, supporting why HVAC issues are often a negotiating point.
Common red flags include rusted components, cracked ductwork, inadequate ventilation, and aging equipment nearing the end of its useful life.
6) Piping system
Inspections are especially valuable because plumbing problems are often hidden behind walls or under floors. Inspectors will look for visible rust, aging plumbing materials, leaky toilets, low water pressure, and signs of leaks.
Mischak also points out that the inspection does not force the seller to pay for each repair. “It’s important to understand that the purpose of the inspection is to make sure the home is safe for future occupants, not just to try to get the seller to pay for repairs.”
7) Pest damage and wood-destroying organisms
Home inspectors will also look for signs of pest or rodent infestation. Both insects and rodents can carry diseases and parasites that are harmful to humans, and they can also damage property by chewing through wiring and wood. Homes in humid areas, such as homes in Miami, Florida or Houston, Texas, can be more susceptible to damage from carpenter ants, beetles, and termites due to the increased moisture in the environment. These insects can destroy wood and cause significant damage to your home.
If an active infestation is found, further evaluation and remediation is usually required before closure.
When a professional test is recommended
Some problems revealed during a general examination may require a more specialized evaluation. Stucco inspection is a common example.
“These assessments are much more detailed than a standard home inspection,” says Gavin, general manager of Stucco Inspection (SIR). Their process includes moisture scanning and probe testing behind the plaster. That’s because “even if your home looks okay from the outside, it could still be hiding serious moisture problems.”
big picture
With so many systems in a home, no one can be an expert on them all. Luke Griess, Vice President of Inspection Services at Scott Home Inspection, explains: “We have a strong general knowledge base on all of these systems because we are in the habit of constantly educating ourselves about building science and best practices.”
“The real value of an inspection is trust, and the best thing we can offer homebuyers is the peace of mind that they are well-informed about one of the biggest investments of their lives,” he added.
Home inspectors inspect homes in all conditions, so problems may be discovered during a home inspection, even in newly constructed homes. However, not all findings break the consensus. The inspector’s report provides buyers and sellers with reliable information to negotiate the purchase price and assign repair responsibilities before moving toward closing. It’s also a good time to calculate your closing costs to avoid any last-minute financial surprises.
Although your mortgage lender may not require a home inspection, it’s a good idea to have one so you know exactly what you’re buying and can plan for repairs and final expenses.
