What Does a Home Inspector Look for During the Inspection?

You're not required to have a home inspected prior to buying it. It's entirely optional.

However, a home inspection can give you peace of mind by revealing the true condition of the home, from the inside out.

Here are the most important points covered in this guide:

1. Purpose of a home inspection: This process helps to identify problems in a home before purchase and allows buyers to back out if issues are unacceptable.
2. Areas inspected: The inspector will likely evaluate the roof, foundation, electrical system, HVAC, plumbing, and installed systems like garbage disposals.
3. Inspection report: As the home buyer, you'll receive a detailed report outlining any issues found and potential repairs (but not a cost estimate).
4. Negotiating repairs: Home buyers can request repairs from the seller. But the ability to negotiate repairs will partly depend on market conditions.
5. Using contingencies: If you include an inspection contingency in your contract, it will allow you to back out of the deal if serious problems are discovered.

The Purpose of a Home Inspection

A home inspection is a visual examination of a residential property's condition, conducted by a qualified professional, to identify potential problems and provide a detailed report to the buyer.

Generally, the inspection takes place after you've made an offer to purchase a home, and the sellers have accepted your offer. You should schedule it as soon as possible after this step.

The goal here, from the home buyer's perspective, is to identify potentially serious or costly problems with the house prior to purchasing it.

If problems are discovered, buyers can either accept them as-is, ask the seller to make repairs, or back out of the deal and find another home to purchase.

We encourage all home buyers to have a house inspected before buying it, or at least to seriously consider it. Unless you work in construction, you probably don't have the "trained eye" needed to spot flaws within the home.

What the Home Inspector Looks For

The home inspection process can vary from one inspector to the next. But in general, they all look for the same types of issues, which can include the following:

1. The Roof

The inspector will examine the roof to make sure it's in a good state of repair.

They might do this by using a ladder to climb up onto the roof. Or they might examine the roof using a pair of binoculars while standing out in the street.

The goal here is to ensure there is no major damage to the roof, which could lead to costly repairs. They will check the condition of the shingles or tiles, the flashing around the chimney, and the overall integrity of the roof.

2. The Foundation

The foundation of a home is the base structure that supports the entire building, distributing its weight evenly to the ground. It keeps the house stable and prevents shifting, settling, or collapse over time.

A home inspector should evaluate the foundation of the house, and possibly the walls as well since they connect to the foundation. This is an important area to check.

Here, the inspector wants to make sure there aren't any cracks or water damage that could be a sign of serious maintenance costs down the road.

When evaluating the foundation, an inspector will look for the following:

• Cracks: Checks for cracks in the foundation walls or floor, which could indicate structural issues.
• Settling or Shifting: Looks for uneven settling that might cause doors or windows to stick.
• Water Damage: Examines for signs of moisture, leaks, or mold, which can weaken the foundation.
• Structural Integrity: Assesses whether the foundation is stable and properly supporting the home.
• Drainage Issues: Checks for poor drainage or grading that could lead to water pooling around the foundation.

3. The Electrical System

The inspector should check the home's electrical system to ensure it's safe and functioning properly.

They'll look for improper wiring (including loose connections, mismatched amperage wires, and open splices), overloaded circuits, lack of grounding, outdated or insufficient outlets, missing GFCI outlets near water sources, double-tapped circuit breakers, and more.

The inspector might also go room by room to turn on all of the lights and electrical fixtures located throughout the entire house. This is an easy way to ensure everything works properly.

4. Heating and Cooling (HVAC)

The home inspector evaluates the heating, ventilation, and air conditioning (HVAC) system by checking its overall functionality, efficiency, and safety.

They start by turning on the system to ensure it operates properly, testing both the heating and cooling components. The inspector listens for unusual noises, checks thermostat controls, and verifies that air flows correctly through vents.

They also assess the age of the system and look for visible signs of wear, rust, or leaks.

In addition to basic operation, the inspector examines key components such as the furnace, air conditioner, ductwork, and filters. They check for clogged or dirty filters, inspect duct connections for leaks, and ensure proper ventilation.

If the home has a gas furnace, they may look for carbon monoxide leaks or improper venting, which could be a safety hazard. The goal is to determine whether the system is in good working condition or if repairs or replacement may be needed.

5. The Plumbing

The inspector will look at the plumbing system inside and outside of the house. This includes the sinks, toilets, bathtubs and outdoor spigots. They usually go room by room, systematically, to make sure all of these items work. They'll also look for any leaks around plumbing pipes and fixtures.

6. Water Leaks

The inspector might also look for water leaks, or evidence of water leaks. They'll carefully examine all of the areas where water leaks generally occur. Inspectors know exactly where to look for this kind of thing -- on floors, along the foundation, in basements, etc.

Leaking water can be a sign of two problems. First, it can suggest that the pipes need repair or replacement. Additionally, the water itself can cause damage and erosion to floors, ceilings and foundations.

Negotiating the Repairs

Next, you need to decide what you're comfortable accepting, and what you're not willing to accept.

If you're not comfortable accepting a certain item on the list, you might want to ask the seller to fix it. This will require some negotiating on your part. Seek your agent's advice, as they are experienced in these matters.

How much you ask the seller to fix will partly depend on local market conditions.

• If you're in a seller's market, you might not be able to ask for much. The homeowner can probably expect another qualified buyer to come along soon. And the next buyer might not make any repair requests at all.
• If you're in a strong buyer's market (where sellers go further to accommodate buyers), the seller might be willing to fix everything on the list. Chances are, they've been on the market for a while already.

So consider the market you're in, and consider how much you want the house. Remember, if it's something you can live with, be flexible. You don't want to lose the house over that particular item.