Before you close on a house, a home inspection gives you a clear look at its condition, from the roof down to the foundation. It is one of the best tools you have as a buyer, since it can turn up problems you might never notice during a normal walkthrough.
This checklist walks you through what a home inspector checks, room by room, what a standard inspection leaves out, what it usually costs, and what to do if the report turns up a problem.
The Quick Checklist: What Gets Checked
A general home inspection usually covers eight main areas of a house:
- Foundation and structure
- Roof and attic
- Exterior, walls, and drainage
- Electrical system
- Plumbing system
- Heating and cooling (HVAC)
- Interior rooms, kitchen, and appliances
- Basement, crawlspace, and safety devices
Each of these gets a closer look below, so you know exactly what your inspector is checking and why it matters.
Going Room by Room: What Each Area Covers
Foundation and Structure
The inspector looks for cracks, uneven floors, or signs that the house has shifted or settled over time.
- Cracks in the foundation walls or slab
- Doors and windows that stick or do not close right
- Sloping or uneven floors
- Signs of water entering the foundation
Roof and Attic
Next, the inspector checks the roof and attic space for damage or wear.
- Missing, cracked, or curling shingles
- Damaged flashing around chimneys and vents
- Gutters and downspouts draining away from the house
- Signs of leaks, mold, or poor insulation in the attic
Exterior, Walls, and Drainage
- Condition of siding, brick, or paint
- Grading that slopes away from the house, not toward it
- Cracks in walkways, driveways, or the foundation
- Fences, decks, and other structures attached to the home
Electrical System
- The main electrical panel and breakers
- Outlets and switches, including GFCI outlets near water sources
- Visible wiring for damage or outdated materials
- Whether the system can safely handle normal household use
Plumbing System
- Water pressure at faucets and showers
- Signs of leaks under sinks or around the water heater
- Drain speed in sinks and tubs
- Age and condition of the water heater
Heating and Cooling (HVAC)
- Whether the furnace and air conditioner turn on and run properly
- Age of the system and any recent repairs
- Condition of ductwork and air filters
- Any unusual noises or smells when the system runs
Interior Rooms, Kitchen, and Appliances
- Walls, ceilings, and floors for damage or stains
- Windows and doors that open, close, and lock properly
- Built-in appliances like the stove, dishwasher, and garbage disposal
- Cabinets and countertops for damage
Basement, Crawlspace, and Safety Devices
- Signs of moisture, mold, or pests in the basement or crawlspace
- Sump pump, if the home has one
- Smoke detectors and carbon monoxide detectors in the right locations
- Handrails and stairs that feel secure
What a Standard Inspection Does Not Cover
A general home inspection is a visual check. It does not include specialty testing, so a few areas usually need their own inspection and their own cost.
| Specialty check | Typical cost |
|---|---|
| Termite or pest inspection | $75 to $325, average around $100 |
| Radon test | $150 to $400 for a standard professional test |
| Sewer scope | $150 to $300 for a basic pre-purchase scope |
| Mold inspection | Varies by home size, ask a specialist for a quote |
| Pool inspection | $200 to $400 |
If the home has an older sewer line, a well, a septic system, or a pool, it is worth asking your inspector or agent whether you should add one of these checks.
Cost and Timing at a Glance
| Average cost | $343 to $344 |
| Typical range | $296 to $424 |
| On-site time | 2 to 4 hours |
| Report delivery | 24 to 48 hours |
Cost usually depends on the size, age, and location of the home. A larger or older home can take longer to inspect and may cost more.
Before Inspection Day: What Buyers Can Check Themselves
You do not need to be an expert to notice a few things before the professional arrives.
- Turn on faucets and flush toilets to check water flow
- Test a few outlets and light switches
- Open and close windows and doors
- Look for water stains on ceilings or walls
- Walk around the outside and look for obvious cracks or drainage problems
These quick checks will not replace a full inspection, but they can help you know what to ask about on inspection day.
After the Report: Your Options
Once you have the inspection report, you generally have three options if problems come up.
- Ask the seller to make repairs before closing
- Ask for a credit at closing so you can make the repairs yourself
- Walk away from the deal if your contract has an inspection contingency
Most purchase contracts give buyers about 7 days, sometimes up to 10, to complete the inspection and decide how to move forward. This window is called the inspection contingency period. It is worth checking your own contract to see exactly how many days you have.
A Note for Bakersfield and Flathead Valley Buyers
A general home inspection covers the same basics no matter where you buy, but a few local factors are worth extra attention. In Bakersfield, older homes in some neighborhoods can have aging foundations or cooling systems that work hard through hot summers, so it helps to ask your inspector to look closely at both. In the Flathead Valley, homes are often built to handle cold winters, so a closer look at the roof, insulation, and heating system can save you from a costly surprise later.
Common Questions About Home Inspections
How long does a home inspection take?
Most inspections take 2 to 4 hours on site, depending on the size of the home. The full written report usually arrives within 24 to 48 hours.
Who pays for the home inspection, the buyer or the seller?
In most cases, the buyer pays for the inspection, since it is done for the buyer’s benefit before they commit to the purchase.
Can I skip the inspection if I am buying a new construction home?
You can, but it is usually not a good idea. Even new homes can have construction mistakes that are easier and cheaper to fix before you move in.
What happens if the inspector finds a serious problem?
You can typically ask the seller to fix it, request a credit at closing, or walk away from the deal if you are still inside your inspection contingency period.
Ready to Make an Offer With Confidence? Talk to an Advisor
A home inspection is one of the best tools you have as a buyer, but it works best alongside good advice from someone who knows the local market.
Contact the Lockhart Real Estate Advisors team to talk through your next steps, whether you are just starting to look or already have an inspection report in hand.