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What is a home inspection?

A home inspection is a comprehensive visual examination of a property's physical condition. The process evaluates significant structures, systems, and components through noninvasive methods that preserve the home's integrity.

Key Components Evaluated

A standard home inspection covers these essential areas:

• Structural elements, including foundation, walls, and roof
• Exterior features such as siding, windows, and drainage systems
• Interior components like walls, floors, windows and doors
• Electrical systems, including panels, outlets, and wiring
• Plumbing networks from pipes to fixtures
• HVAC equipment and ductwork
• Safety features and potential hazards

Purpose and Benefits

Home inspections serve multiple functions in real estate transactions:

• Identify existing or potential problems before purchase
• Document the current condition of major home systems
• Provide detailed reports for negotiation purposes
• Highlight safety concerns requiring immediate attention
• Establish maintenance priorities for new homeowners

• Visual assessment of accessible areas
• Testing of operational systems
• Documentation through photos and notes
• Generation of a detailed written report
• Review of findings with the client

When should you get a home inspection?

Timing a home inspection connects directly to your offer acceptance stage in the home-buying process. Schedule the inspection immediately after the seller accepts your offer as part of the purchase agreement contingencies.

Pre-Purchase Timing

• Schedule within 7-10 days after offer acceptance
• Complete before the contingency period expires
• Coordinate with the seller's availability for property access

New Construction Inspections

Phase inspections during new home construction provide multiple checkpoints:

• Foundation inspection before concrete pouring
• Pre-drywall inspection of electrical plumbing systems
• Final inspection after construction completion

Inspection Duration Expectations

• Single-family homes: 2-4 hours
• Condominiums: 1-2 hours
• Multi-family properties: 3-6 hours

• Book inspectors early in peak buying seasons
• Allow time for specialized system inspections
• Factor in weather conditions for exterior evaluations
• Include buffer time for potential follow-up inspections

• Identify potential issues before closing
• Negotiate repairs based on inspection findings
• Cancel the contract if significant problems emerge
• Plan for immediate repairs post-purchase

What does a home inspection cover?

A standard home inspection examines multiple components of a property through visual evaluation. Here's a detailed breakdown of the critical areas:

Exterior Components

• Foundation integrity assessment for cracks damage
• Yard grading evaluation for water drainage efficiency
• Garage or carport structural inspection
• Roof attic chimney examination for wear patterns
• Water drainage system functionality check
• Waste management system evaluation
• Porch deck patio structural assessment

Interior Systems

• Wall ceiling floor surface conditions
• Window door operation functionality
• Cabinet fixture installation quality
• Visible insulation assessment
• Interior trim evaluation

• Plumbing system operation check
• Faucet shower toilet function
• Visible pipe condition
• Leak detection
• Electrical system evaluation
• Outlet testing
• Ground circuit interrupter verification
• Electrical panel inspection
• HVAC system assessment
• Furnace operation
• Duct condition
• Air flow verification

The inspection focuses on accessible components through noninvasive methods. Specialized systems, such as hot tubs and swimming pools, require separate certified inspections.

What are things that can fail a home inspection?

Structural Problems

• Foundation defects include vertical cracks wider than 1/4 inch
• Uneven settling patterns in the foundation
• Missing steel reinforcement in foundation walls
• Damaged or loose siding materials
• Sloping floors with gaps exceeding 1/8 inch per foot
• Non-functional doors due to structural shifts
• Broken window seals or inoperable windows

Roofing Issues

• Active water leaks through roof materials
• Missing or damaged shingles exposing underlayment
• Blocked gutters causing water overflow
• Poor attic insulation below R-30 value
• Clogged roof vents reduce ventilation
• Damaged flashing around chimneys or vents

Electrical System Failures

• Outdated wiring systems (pre-1960 knob-and-tube)
• Missing GFCI protection in wet areas
• Ungrounded electrical outlets
• Exposed wires or open junction boxes
• Non-functioning electrical components
• Overloaded electrical panels

• Active pest infestations in structural wood
• Visible mold growth exceeding 10 square feet
• Unstable handrails on staircases
• Missing smoke detectors in required locations
• Water damage leading to structural weakness
• Improperly vented gas appliances

• Non-functioning HVAC components
• Plumbing leaks or inadequate water pressure
• Sewer line blockages or damage
• Improper drainage causing water pooling
• Failed well or septic systems
• Outdated electrical panels with safety risks

What happens if a house fails inspection?

A failed home inspection occurs when the inspector identifies significant problems with the property's essential components. The inspection report details issues ranging from minor maintenance items to major structural defects requiring immediate attention.

Common Outcomes

• Repair Negotiations: Buyers negotiate with sellers to address critical issues such as electrical hazards, plumbing problems, or structural defects
• Price Adjustments: Sellers reduce the sale price to offset repair costs for identified issues
• Contract Termination: Buyers exit the purchase agreement based on inspection contingencies
• Specialist Evaluations: Additional inspections from certified experts assess specific concerns like foundation or electrical issues

Inspection Statistics

Critical Problem Areas

• Structural Components: Foundation cracks, warped doors, floor joist damage
• Safety Hazards: Loose wiring, rickety fences, aluminum wiring
• System Failures: Non-functioning HVAC components, dated electrical panels
• Water Issues: Plumbing leaks, drainage problems, moisture damage
• Pest Damage: Evidence of termites, vermin infestation
• Roof Problems: Missing shingles, water damage, leaks

• Request specific repairs before closing
• Renegotiate purchase price based on repair estimates
• Schedule follow-up inspections to verify completed repairs
• Consult specialists for detailed assessment of significant issues
• Document all findings for future reference or negotiations

What are home inspectors not allowed to do?

Home inspectors operate under strict ethical guidelines and professional restrictions to maintain objectivity and protect consumer interests. Here are four critical limitations on home inspector activities:

Offer Services Beyond Inspection

Home inspectors cannot perform repairs or renovations on properties they inspect. This restriction applies to all defects identified during the inspection process, regardless of the inspector's construction background or technical skills.

Fix Previously Inspected Properties

The code of ethics prohibits home inspectors from renovating or repairing homes they've previously evaluated. Violating this rule leads to license revocation based on professional standards.

Damage Property During Inspection

Home inspections must remain noninvasive and visual. Inspectors cannot:

• Break through walls
• Remove fixtures
• Dismantle equipment
• Create holes or openings
• Disturb structural elements

• Accessing unstable roofs
• Entering hazardous crawl spaces
• Testing unsafe electrical systems
• Operating dangerous equipment
• Examining contaminated areas

How much does a home inspection cost?

Home inspection costs range from $280 to $400 nationwide, with an average cost of $343. Two primary factors determine the final price:

Location Impact
Geographic location significantly affects inspection pricing:

• Urban areas like New York City: $450
• Mid-sized cities like Detroit: $300
• Rural areas: $280-$350

Property Size Pricing
Square footage directly correlates with inspection costs:

• 1,000 sq ft: $200-$250
• 2,000 sq ft: $300-$430
• Over 2,000 sq ft: $400+

Market conditions influence inspection availability. Peak real estate seasons create longer wait times for qualified inspectors. Scheduling an inspection immediately after offer acceptance ensures adequate time for comprehensive evaluation within contingency periods.

• 65% of inspections uncover issues in new construction
• 24% of homes fail first inspection
• 32% reveal minor issues
• 30% pass the initial inspection

What Does A Home Inspector Do?

A home inspector performs detailed evaluations of residential properties by examining three critical areas: structural systems, interior components, and exterior elements. Here's a breakdown of their core responsibilities:

Foundation and Structure

• Examines basement walls, floor joists, and rafters for structural integrity
• Inspects foundation components for cracks, moisture damage, settlement issues
• Evaluate support columns posts load-bearing walls for stability
• Check crawl spaces exposed portions of the foundation for deterioration

Exterior Assessment

• Analyzes wall covering siding trim for damage deterioration
• Inspect doors and window flashing for proper installation sealing
• Evaluate decks, balconies, porches, and railings for safety concerns
• Assesses drainage patterns grading retaining walls for water management
• Examines eaves soffits fascia for signs of water damage pest infestation

• Reviews roof covering materials for wear damage leaks
• Check drainage systems, gutters, and downspouts for proper function
• Inspect flashings, skylights, and chimney vents for deterioration
• Evaluate roof structure ventilation for adequate support airflow

The inspector documents findings through detailed notes and photographs, creating a comprehensive report highlighting current conditions, potential issues, and safety concerns. This report serves as a valuable tool for property evaluation, purchase negotiations, and maintenance planning.