Quick takeaways

  • An inspection is a visual, non-invasive review of a home's condition — it is not an appraisal (which estimates value) and not a guarantee.
  • Inspectors generally examine structure, systems, and safety items, and summarize findings in a written report.
  • Results commonly inform further negotiation, repair requests, or in some cases a decision to walk away, depending on the contract's contingency terms.

What a home inspection is (and isn't)

A home inspection is a visual assessment of a property's condition performed by a trained inspector, typically after an offer is accepted. It is separate from an appraisal, which estimates a home's market value for lending purposes. An inspection generally does not involve invasive testing (like opening up walls) and is not a guarantee that every issue will be found.

What inspectors typically look at

  • Structure — foundation, framing, and visible signs of settling or water damage
  • Roof — general condition, visible wear, and apparent remaining lifespan
  • Exterior — siding, grading, drainage, and visible pest or moisture concerns
  • Electrical systems — panel condition, visible wiring issues, and outlet function
  • Plumbing — visible leaks, water pressure, and water heater condition
  • HVAC — heating and cooling system age and general function
  • Interior — windows, doors, floors, ceilings, and visible safety hazards
  • Attic and crawl spaces, where accessible

Specialized concerns — such as mold, radon, pests, sewer lines, or pools — are often handled through separate, add-on inspections rather than the general home inspection.

The general process

  1. Scheduling — typically arranged shortly after an offer is accepted, often within a set number of days defined by the contract.
  2. On-site inspection — usually a few hours, during which buyers are commonly encouraged (though not required) to attend.
  3. Written report — typically delivered within a day or two, often including photos and a summary of findings by category.
  4. Review and next steps — the buyer reviews the report, often with their agent, to decide whether to proceed, request repairs or credits, or exercise contract contingencies.

How inspection findings are commonly used

  • Reviewed against the purchase contract's inspection contingency deadlines and terms
  • Used as a basis for a repair request, credit request, or price renegotiation, where the contract allows
  • Sometimes followed by a specialist inspection for a specific concern noted in the report
  • Kept for reference as a snapshot of the home's condition at the time of purchase

A commonly misunderstood point

An inspection contingency in a purchase contract generally gives a buyer a window of time to inspect and respond, but the specific rights it creates (to cancel, negotiate, or simply be informed) depend entirely on the contract language, which varies by transaction and location.

What this guide is not

This page explains the general process only. It does not recommend a specific inspector, interpret any inspection report, or provide legal guidance about contingency deadlines. A real estate attorney or licensed agent familiar with local contracts can explain your specific rights and deadlines.

Quick knowledge check

Five quick questions on home inspections.

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