Buying a home is one of the biggest investments most people will make in their lifetime. With home prices continuing to rise across the country, it’s more important than ever to make sure you’re getting your money’s worth when purchasing a property. This is where a Best Home Inspector comes in.
A home inspection allows buyers to evaluate the current condition of a home and uncover any potential issues or needed repairs. Hiring a qualified and experienced home inspector can help ensure you don’t unwittingly buy a “money pit” filled with hidden problems.
In this comprehensive guide, we’ll discuss everything you need to know about choosing the right home inspector for your next real estate purchase.
What is a Home Inspector?
A best home inspector is a professional who visually examines the physical structure and systems of a home and provides a detailed report of their findings. Some of the major areas a home inspector will evaluate include:
-
Foundation and structure
-
Roofing
-
Plumbing
-
Electrical systems
-
Heating and cooling (HVAC)
-
Insulation and ventilation
-
Doors and windows
-
Exterior materials
-
Pool/spa (if present)
The inspector will check for issues such as leaks, damage, safety hazards and material defects. They may use specialized tools and testing methods during the inspection to evaluate the home more thoroughly.
The end goal is to identify any material defects or maintenance issues that could affect the home’s safety, function or integrity. Minor cosmetic issues like worn carpeting or an outdated bathroom are not typically included in a home inspection report.
When to Get an Inspection
Home inspections are typically performed after a buyer has made an offer on a home that has been accepted by the seller.
In most cases, there is an inspection contingency written into the purchase agreement that allows the buyer to back out if major issues are discovered during the inspection. The buyer has the chance to review the inspection report and request repairs or adjust their offer accordingly.
It’s important to complete the inspection before the close of escrow or taking possession of the keys. This allows time to address any concerns. Sometimes a follow-up inspection may be required after repairs to ensure issues have been properly corrected.
Ideally, a home inspection should take place in the 2-3 week timeframe between having an accepted offer and closing on the home. It’s one more step buyers should complete as part of their due diligence before finalizing the real estate transaction.
What to Expect During the Inspection
A standard home inspection usually takes 2-3 hours to complete, sometimes longer for larger homes. The inspector will evaluate the interior and exterior of the property, from the roof to the foundation and everything in between.
Expect the inspector to take photographs and detailed notes about any notable conditions. They may use equipment like moisture meters, outlet testers and carbon monoxide detectors to check for common issues.
Some of the activities an inspector is likely to conduct include:
-
Checking the roof, gutters and drainage for leaks or damage
-
Looking for foundation cracks, water intrusion and grading issues
-
Testing a sample of electrical outlets, switches and wiring
-
Running water and flushing toilets to check plumbing
-
Turning on the furnace, AC and major appliances
-
Peer into crawl spaces and attics for moisture or structural problems
-
Examining siding, windows, doors, decks, porches and other exterior surfaces
The inspection is visual and non-invasive. This means the inspector will not move furniture, lift carpeting, dig around landscaping or dismantle components. They are there to observe the visible condition and operation only.
You typically do not need to be present during the inspection itself. Discuss with your agent if you prefer to accompany the inspector and ask about the procedures for getting a copy of the report once completed.
What is Checked During a Home Inspection?
Home inspectors follow established standards of practice that determine what components are included in the standard inspection scope. While inspection protocols can vary somewhat, below are some of the major home systems that will be examined:
Structural System
-
Foundation – Checks for cracks, moisture issues, evidence of settling
-
Framing – Evaluates floors, walls, ceilings for defects
-
Ventilation – Confirms crawl spaces and attics are properly ventilated
-
Doors and windows – Tests operation and checks for damage
Exterior
-
Roof – Looks for damaged materials, leakage, drainage issues
-
Siding and trim – Checks for cracks, rot, moisture intrusion
-
Driveways/walkways – Identifies cracks, trip hazards and drainage
-
Decks and porches – Assesses condition of railings, steps, supports
-
Grading and drainage – Checks for proper slope away from home
Electrical
-
Service panel – Checks for proper capacity, grounding and wiring
-
Outlets and switches – Tests a sample to confirm proper operation
-
Fixtures – Checks condition and operation of a sample of lights
-
Smoke and CO detectors – Confirms detectors are present and functional
Plumbing
-
Water supply lines – Checks for leakage and corrosion
-
Drain pipes – Confirms proper drainage from fixtures
-
Fixtures – Runs water to check for leaks, pressure and drainage
-
Water heater – Checks for leaks, operation, safety valves
-
Fuel pipes – Looks for defects or safety issues
Heating and Cooling
-
HVAC equipment – Checks condition and operation
-
Distribution – Examines ductwork, registers and airflow
-
Thermostats – Confirms proper operation and control
-
Chimneys and flues – Checks for blockages, leakage, corrosion
Interior
-
Walls and ceilings – Checks for cracks, water stains, structural issues
-
Floors – Evaluates condition of flooring materials
-
Doors and windows – Confirms proper operation and fit of components
-
Stairs – Checks steps, railings and spindles for safety
-
Cabinets and counters – Notes defects, operation of cabinets/drawers
Keep in mind, what’s included in the standard inspection scope can vary by state and by the individual inspector’s practices. Be sure to ask what’s covered when selecting an inspector. Additional specialized inspections (like pools and spas) may also be recommended for certain homes.
Estimated Home Inspection Costs
A professional home inspection will cost $300-$500 on average for a typical single-family home. Larger luxury homes will fall at the higher end of the price spectrum, while small condos or townhomes may range from $200-$300.
Here are some factors that can affect the cost:
-
Square footage – Larger homes take more time and typically cost more to inspect.
-
Location – Inspection rates can vary regionally based on real estate prices and cost of living.
-
Scope – Specialized tests for things like radon, lead, mold or pool inspection will add costs.
-
Features – More complex homes with multiple furnaces, A/C units, outbuildings, etc. may have a higher inspection fee.
When comparing quotes, ask inspectors what factors determine their rates so you understand why prices vary. Also clarify what’s included. Some inspectors offer more robust reports, testing, photos, warranties and support compared to a basic inspection.
About Author
