What a Home Inspection Covers, and the Specialty Inspections Worth Adding

A home inspection is one of the least expensive parts of buying a house and one of the most valuable. For a fee that typically runs a few hundred dollars, depending on the home's size and your region, a trained inspector can uncover problems that would cost thousands to fix after closing.

What a standard inspection covers

A general home inspection is a visual, non-invasive review of the home's major systems and components, including:

• Structure: foundation, framing and visible signs of settlement or water intrusion.
• Roof and exterior: roofing materials, flashing, gutters, siding, grading and drainage.
• Plumbing: supply and drain lines, fixtures, water heater and visible leaks.
• Electrical: service panel, wiring types, outlets, GFCI and AFCI protection.
• HVAC: heating and cooling equipment, approximate age and basic operation.
• Interior: windows, doors, floors, ceilings, stairs and installed appliances.
• Attic and insulation: ventilation and signs of moisture or pests.

What it doesn't cover

Inspectors can't see inside walls, under carpets or behind stored belongings, and they generally don't move furniture. A standard inspection usually excludes underground sewer lines, radon, mold testing, pest infestations, pools and septic systems. Those require specialists.

Specialty inspections worth considering

• Sewer scope: a camera inspection of the main sewer line, especially for older homes or homes with mature trees.
• Radon test: the EPA recommends testing, and radon is present at elevated levels in homes across the country.
• Wood-destroying organism (termite) inspection: often required for VA loans and common in warmer climates.
• Roof inspection: for older or complex roofs, especially in hail- and hurricane-prone areas.
• Structural engineer: if the inspector flags significant foundation cracks or movement.
• Septic and well inspection: for rural properties.

Attend the inspection

If you can, be there, at least for the end. You'll learn where the main water shutoff and electrical panel are, how to maintain the systems and which findings are serious versus routine. Ask questions. Good inspectors are happy to explain.

Using the report to negotiate

Every home has issues, so focus on the ones that matter: safety hazards, major systems near the end of their life and anything involving water or structure. Within your inspection contingency period, you can typically:

• Request repairs by the seller before closing.
• Ask for a credit or price reduction so you can handle repairs yourself. This is often simpler and gives you control over the quality of the work.
• Walk away if the problems are too big, keeping your earnest money if you're within the contingency terms.

The bottom line

Don't waive the inspection to win a bidding war unless you fully understand the risk. Even then, a pre-offer or "information-only" inspection can protect you. Knowing what you're buying is worth far more than the fee.