The Home Inspection: What It Covers and What to Do With the Report
What a home inspection actually checks, what it misses, how much it costs, and how to turn a scary-looking report into a smart negotiation.
The inspection is your one chance to learn what you're really buying before you're committed. A standard inspection costs a few hundred dollars, takes two to four hours, and covers the home's major systems — and every report finds problems, even in great houses.
What the inspector checks
- Structure: foundation, framing, and signs of settling or water intrusion.
- Roof: covering condition, flashing, gutters, and remaining life.
- Systems: electrical panel and wiring, plumbing, water heater, heating and cooling.
- Interior and exterior: windows, doors, insulation, drainage, and grading.
- Safety items: smoke detectors, GFCI outlets, railings, and egress.
What it doesn't cover
Standard inspections don't open walls and usually exclude sewer lines, chimneys, pools, septic systems, and pests — each of those is a separate specialist inspection worth ordering when the home's age or condition suggests it.
Reading the report like a pro
- 1Ignore the page count — a 50-page report on a fine house is normal because inspectors document everything.
- 2Sort findings into three buckets: safety issues, expensive systems near end of life, and cosmetic noise.
- 3Get contractor quotes for the first two buckets before negotiating, so you're arguing numbers instead of fears.
- 4Ask for repairs on safety items, credits for aging systems, and let the cosmetic bucket go.
You're not looking for a perfect house — you're looking for an honest picture of the one you're buying.
Frequently asked
Can I skip the inspection to make my offer stronger?
You can, but it's risky — you'd be absorbing unknown repair costs. A middle path is an 'information-only' inspection: you keep the right to walk away but promise not to ask for repairs.
Should the buyer attend the inspection?
Yes, at least for the last hour. Walking the findings with the inspector teaches you more about the house than the written report alone ever will.
Keep reading
How to Buy Your First Home: A Step-by-Step Guide
Every step of buying your first home, in order — from setting a budget and getting pre-approved to making an offer and closing the deal.
Closing Costs Explained: What Buyers and Sellers Actually Pay
A plain-English breakdown of every closing cost — lender fees, title insurance, escrow, prepaids, and commissions — with typical amounts and who pays what.
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