Transaction Process
What Is a Home Inspection in Real Estate?
A home inspection is a professional evaluation of a property's physical condition, conducted by a licensed home inspector. It is one of the most important steps in any real estate transaction — revealing hidden defects, safety issues, and deferred maintenance that can affect the property's value and livability.
What a Home Inspector Examines
Foundation and structural components
Roof: age, condition, missing shingles, flashing, gutters
HVAC systems: age, operation, ductwork condition
Plumbing: water pressure, drain function, pipe material
Electrical: panel, wiring age, GFCI outlets, grounding
Attic: insulation, ventilation, signs of moisture or pests
Crawl space: moisture, insulation, wood rot, pest activity
Windows and doors: operation, seals, weather stripping
Interior: water stains, cracks, evidence of previous repairs
Garage: door operation, ventilation, fire separation
Specialized Inspections Beyond the General
Pest/Termite Inspection
Separate from the general inspection. Required by VA and FHA loans. Identifies wood-destroying insects (termites, carpenter ants, powder post beetles) and wood rot. Costs $50–$200.
Radon Test
Radon is a colorless, odorless radioactive gas that is the second leading cause of lung cancer. EPA action level is 4 pCi/L. Testing takes 48–72 hours. Mitigation systems cost $800–$2,500.
Sewer Scope
Camera inspection of the sewer line from house to street. Critical for older homes where tree root intrusion or pipe failure is common. Sewer line replacement can cost $5,000–$20,000+.
Home Inspection FAQ
Who pays for the home inspection?
The buyer typically pays for the home inspection, usually $300–$600 depending on property size and location. It is paid directly to the inspector, not at closing. This is one of the first out-of-pocket costs in the buying process. Sellers can also get a pre-listing inspection to identify issues before listing.
Can a home fail a home inspection?
Technically no — home inspections don't 'pass' or 'fail.' They report on the condition of systems and components. It is up to the buyer (with agent guidance) to evaluate the findings and decide whether to proceed, negotiate, or exit. Every home, even new construction, will have some inspection findings.
Should buyers attend the home inspection?
Absolutely. Buyers who attend the inspection get a firsthand education on the property, can ask the inspector questions in real time, and leave with a much better understanding of the home's condition than reading the report alone provides. Buyers who can't attend should at minimum have their agent attend.
What are the most serious inspection findings?
Foundation issues (cracks, settlement, water intrusion), major structural problems, knob-and-tube or aluminum wiring, active water intrusion, faulty HVAC systems near end of life, positive radon above 4 pCi/L, evidence of mold, and positive pest infestation. These require specialist evaluation and often cost tens of thousands to address.
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