A standard home inspection covers eight major systems and produces a 30–80 page report. Here's exactly what gets evaluated, what doesn't, and what to ask about during the walk-through.
A licensed home inspector follows a standard scope defined by ASHI (American Society of Home Inspectors) or InterNACHI (International Association of Certified Home Inspectors) — the two main professional bodies. They evaluate the home's structural, mechanical, plumbing, electrical, and safety systems, plus visible interior and exterior conditions. They do not evaluate items inside walls, underground systems, or specialty hazards (mold, termite, radon, asbestos) without separate inspections.
Standard scope. Order varies by inspector and weather.
Shingles, flashing, vents, chimneys, gutters, downspouts, soffits, fascia, siding, trim, exterior caulk, drainage grading, decks, walkways, exterior doors, garage door operation.
Foundation walls, slab or footing visible cracks, framing in attic and basement, beams, posts, joists, signs of settlement or movement, signs of past or present water intrusion.
Furnace or heat pump operation, AC operation if outdoor temp permits, ductwork, registers, filter condition, thermostat, condensate drainage, age and visible service history.
Visible supply and drain lines, water heater operation and age, water pressure, fixtures, faucets, drains, leaks at connections, shut-off valves, toilet flush and seal.
Main panel, subpanels, breakers, visible wiring, outlets (sample testing), GFCI and AFCI protection, service entrance, grounding, light fixtures, smoke and CO detectors.
Walls, ceilings, floors, windows, doors, stairs and railings, signs of moisture or staining, fireplace if accessible, attic insulation depth, crawl space conditions.
Attic insulation type and depth, ventilation adequacy, vapor barriers where visible, bath and kitchen exhaust termination, dryer vent termination.
Dishwasher, range and oven, range hood and exhaust, garbage disposal, built-in microwave. The inspector runs each through a basic operational cycle.
Garage door auto-reverse, fire-rated wall between garage and house, weather sealing, sheds and detached structures if part of the inspection scope.
A standard inspection is non-invasive and limited to what's visible. These items require specialized equipment, certifications, or destructive access, so they're usually separate appointments with separate specialists.
Buyers should attend the walk-through at the end — typically the last 30–60 minutes. The inspector explains findings in person, points at issues, and answers questions in plain language. The written report is more formal and easier to misread.
For the difference between routine items and actual problems, see the red flags that fail a home inspection. For prep advice if you're the seller, see how to prepare for a home inspection.
The contingency window is moving while you read. Most U.S. purchase contracts give 5 to 14 days from the contract effective date to inspect, respond, and either accept, request repairs, or walk away. Set a reminder so the deadline doesn't slip while you're learning what to look for.
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A licensed inspector evaluates the home's structural, mechanical, and safety systems: roof, exterior, foundation, attic, basement, HVAC, plumbing, electrical, water heater, insulation, ventilation, interior surfaces, windows, doors, smoke and CO detectors, and major built-in appliances. The result is a written report with photos and noted issues.
Roof and structural systems, electrical safety (panel, GFCI outlets, visible wiring), and active moisture or water damage. These three categories cause the most expensive surprises post-purchase, and a reputable inspector documents each thoroughly with photos.
Sewer line scope, termite and pest inspection, mold testing, asbestos, lead paint, radon, swimming pool and spa equipment, septic systems, well water testing, and any system inside a wall. These require specialists and are usually scheduled separately. Ask your inspector which they recommend for your property.
Roof issues (worn shingles, missing flashing, gutter problems) and electrical issues (missing GFCI outlets, undersized panels, visible wire damage) lead nearly every report. Plumbing leaks under sinks and HVAC filter or service issues are close behind. Most are cosmetic or routine — but the volume can feel alarming.
Yes — bring a printed copy or a phone-based checklist and follow along during the walk-through. Make notes about anything the inspector mentions verbally that doesn't make the written report, and ask questions while they're still on-site. The walk-through is more informative than the report.
A typical residential inspection report runs 30–80 pages with photos. It documents the condition of each major system, notes deficiencies with severity, and often includes maintenance recommendations. Read the executive summary first — it flags the items the inspector considers most important.
Set a reminder before your inspection. Free, no account, follow-ups until you mark it done.
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