What Is a Home Inspection?
In plain English
A home inspection is a comprehensive visual evaluation of a property's structure, systems, and components conducted by a licensed inspector. Inspectors assess the roof, foundation, plumbing, electrical, HVAC, and more. The resulting report helps buyers understand the property's condition, negotiate repairs or price reductions, or decide to walk away from a problematic home.
What Does a Home Inspector Actually Check?
A standard home inspection covers the roof, attic, insulation, walls, ceilings, floors, windows, doors, foundation, basement, structural components, plumbing, electrical panel and wiring, heating and cooling systems, and water heater. Inspectors look for safety hazards, major defects, and deferred maintenance. Specialized inspections for radon, mold, sewer lines, or termites are separate and often recommended.
How Should You Use the Home Inspection Report?
After receiving the report, buyers typically request the seller address major defects or provide a price reduction to cover repair costs. You don't need to negotiate every minor issue — focus on structural, safety, and high-cost items. In competitive markets, some buyers waive the inspection contingency, which is risky and should only be done with full understanding of the potential consequences.
How Do You Choose a Good Home Inspector?
Look for inspectors certified by ASHI (American Society of Home Inspectors) or InterNACHI. Ask for a sample report to evaluate thoroughness. Attend the inspection in person — walking through with the inspector provides context the written report alone can't capture. Your real estate agent can refer inspectors, but also get your own recommendations to ensure independence.
Frequently asked questions
How much does a home inspection cost?
Home inspections typically cost $300 to $500 for a standard single-family home, with prices rising for larger or older properties. Specialty inspections for radon, mold, or sewer lines each cost an additional $100 to $300.
Can a seller refuse a home inspection?
Sellers can't force buyers to waive an inspection, but they can refuse to negotiate based on findings. Some as-is sellers won't make repairs. If the contract includes an inspection contingency, buyers can still exit if they're unhappy with results.
Keep exploring
Related terms
Home Appraisal
A home appraisal is an independent estimate of a property's market value, conducted by a licensed appraiser. Lenders require appraisals to ensure the loan amount doesn't exceed what the home is actually worth.
Closing Costs
Closing costs are the fees and expenses paid at the end of a real estate transaction, on top of the down payment. They typically range from 2% to 5% of the loan amount.
Mortgage
A mortgage is a loan used to purchase real estate, where the property itself serves as collateral. It's typically repaid over 15 or 30 years through monthly payments of principal and interest.
Real Estate Agent
A real estate agent is a licensed professional who represents buyers or sellers in property transactions. They guide clients through pricing, negotiation, contracts, and the complexities of closing.
Home Warranty
A home warranty is a service contract that covers the repair or replacement of major home systems and appliances when they break down from normal wear and tear. It's separate from homeowners insurance and covers different types of failures.