What to expect at a home inspection
At a home inspection, a trained inspector spends a few hours walking through the house and looking at its visible, accessible systems: the roof, structure, exterior, plumbing, electrical, heating and cooling, insulation and interior. You should expect to sign an agreement first, to have the inspector test things like faucets, outlets and the furnace, and to receive a written report with photos afterward. The inspection describes the home's condition on that day. It is not a pass or fail grade, and it does not predict every future repair.
The rest of this guide walks through each stage so nothing about the day surprises you.
What happens before the home inspection?
Most of the work that makes an inspection go smoothly happens before anyone arrives at the house.
You book the inspection and pick the services
In a typical purchase, the buyer hires the inspector soon after the offer is accepted, because the contract usually gives you a limited number of days to inspect and respond. Check your purchase contract for the exact deadline, then book early enough to leave time for the report and any follow-up.
When you book, you choose the services. A standard home inspection covers the house itself. Add-ons such as a radon test, a sewer scope, a wood-destroying organism inspection or a pool inspection are separate, and each one may add time and cost. If you are not sure which ones make sense for the property, ask the inspector. Our guide on how to choose a home inspector covers what to ask before you book.
You sign an inspection agreement
Expect an inspection agreement before the visit. It describes what the inspector will and will not look at, the fee, how the report will be delivered, and any limits on liability. Read it rather than clicking through. If something in it worries you, ask the inspector or your attorney before the inspection, not after. Agreements and the rules around them vary by state.
The seller prepares the house
If you are the seller, the inspector needs access to a lot of places that are easy to forget:
- The electrical panel, with nothing stacked in front of it
- The water heater and furnace or air handler
- The attic hatch or pull-down stairs, usually in a closet
- The crawl space entrance, if there is one
- Under sinks in the kitchen and bathrooms
- The garage, any outbuildings that are included, and gates
- Pilot lights lit and utilities on (water, gas and electric)
Utilities matter most. An inspector generally will not turn on a shut-off gas valve or main water supply, so a vacant house with utilities off often means a return visit and a delay.
What does the inspector look at?
Inspectors follow a standard of practice set by their state or by a professional association such as InterNACHI or ASHI. These standards define the minimum the inspector looks at. In practice, a home inspection usually covers these areas:
| Area | What is typically checked |
|---|---|
| Roof | Covering, flashing, gutters, visible penetrations; walked or viewed from a ladder, the ground or a drone depending on safety |
| Exterior | Siding, trim, grading and drainage, decks, steps, driveways and walkways next to the house |
| Structure | Visible foundation, framing in the attic and crawl space or basement, signs of movement or water |
| Plumbing | Supply and drain lines that are visible, fixtures, water heater, functional flow and drainage |
| Electrical | Service, main panel (often with the cover removed), a sample of outlets, switches and fixtures, GFCI protection |
| Heating and cooling | Operation using normal controls, visible components, venting, filters |
| Interior | Walls, ceilings, floors, windows, doors, stairs and railings, a sample of windows and doors operated |
| Insulation and ventilation | Attic insulation and ventilation, exhaust fans |
| Built-in appliances | Often a basic operation check, depending on the standard and agreement |
The inspector may use tools such as a moisture meter, an outlet tester, a flashlight, a ladder and sometimes a thermal camera. Read more about thermal imaging in home inspections if your inspector offers it.
What is not part of a standard inspection?
This is where buyers are most often surprised. A home inspection is visual and non-invasive. The inspector will not:
- Open walls, lift carpet or move heavy furniture and stored belongings
- Guarantee that there are no hidden problems behind finished surfaces
- Estimate repair costs in most cases, or tell you what the house is worth
- Test for radon, mold, asbestos or lead unless you booked that service
- Inspect inside the sewer line, well or septic system unless that is an add-on
- Judge code compliance the way a building department does
- Say whether you should buy the house
When the inspector sees something that needs a closer look, the report usually recommends evaluation by a qualified specialist, such as a licensed electrician, a roofer or a structural engineer. That is the inspector staying within their scope, not avoiding the question.
What happens during the inspection?
The order of the visit
Every inspector has a routine, but a common one looks like this:
- Walk the exterior and roof while there is good light.
- Check the garage, driveway and grading.
- Move through the interior room by room, running water, operating windows and testing outlets.
- Inspect the electrical panel, water heater and heating and cooling equipment.
- Go into the attic and the crawl space or basement.
- Finish with notes and photos, and sometimes a short summary for you.
Where you fit in
Buyers are often welcome for at least the end of the visit. Some inspectors prefer you arrive for the final half hour so they can work without interruption, then walk you through what they found. We cover the trade-offs in should you attend the home inspection.
If you attend, bring a notebook and your questions. Let the inspector work, stay out of the attic and crawl space unless invited, and save the long conversation for the walkthrough. Our list of questions to ask a home inspector is a good one to bring.
How long it takes
The time depends on the home's size, age, condition and the services you added. For the full breakdown, see how long does a home inspection take.
What happens after the inspection?
You receive the report
Most inspectors deliver the report electronically, often within a day or two and sometimes the same day. Expect photos, a description of each finding, its location and a recommendation. Many reports include a summary of the more important items near the top. Some inspectors release the report only after the agreement is signed and the fee is paid, so finish both promptly.
The report can be long. That is normal and does not mean the house is in bad shape. Our guide on how to read a home inspection report explains how to sort the findings that matter from routine maintenance notes.
You decide what to do next
With the report in hand, you and your agent decide how to respond before your contract deadline. Common options include:
- Accept the home as it is
- Ask the seller to make specific repairs
- Ask for a credit or a price reduction instead
- Get specialist evaluations for items the inspector flagged
- Cancel the contract, if your contingency allows it
The guide to asking for repairs after the home inspection covers how to build a reasonable request.
A quick checklist for inspection day
For buyers:
- Confirm the date, time and address with the inspector and your agent
- Sign the agreement and pay, or know when payment is due
- Know your inspection contingency deadline
- Plan to arrive when the inspector asks you to
- Bring your questions and something to take notes with
For sellers:
- Keep utilities on and pilot lights lit
- Clear access to the panel, mechanicals, attic and crawl space
- Unlock gates, sheds and the garage
- Secure or remove pets
- Plan to be away for the visit so the buyer can talk freely with the inspector
Key takeaways
- A home inspection is a visual, non-invasive look at the home's accessible systems on one day, not a guarantee or a pass or fail grade.
- Sign the agreement, choose your add-ons and confirm access and utilities before the visit.
- Expect the inspector to recommend specialists for items outside their scope; that is normal.
- The report will be long. Focus on safety issues, major systems and items that need further evaluation.
- Respond before your contract's inspection deadline, with help from your agent.
Ready to book? Find a home inspector near the home you are buying or selling.