Own Luxury Homes®
What Does a Home Inspector Check? The Complete Checklist
A general home inspection covers 400+ visible, accessible components over 2-4 hours. Key areas: foundation and structure, roof (condition, age, flashing), HVAC (function, age, filters), electrical (panel, wiring, outlets, GFCI), plumbing (supply, drain, water heater), attic (insulation, ventilation, moisture), windows and doors, grading and drainage. Cost: $300-$500 for average homes; $400-$700 for 3,000+ sq ft. Does NOT cover: septic, well, termite, radon, mold — separate specialists. Own Luxury Homes® 12-Point Agent Integrity Audit™.
What Does a Home Inspector Check? The Complete Checklist
A general home inspector walks, observes, tests, and photographs every visible and accessible component of the home. Here is exactly what they cover — and what they do not.
Structure and Foundation
The inspector examines the foundation for cracks, settling, water intrusion signs, and structural failure indicators. Vertical cracks in poured concrete are common and often not structurally significant. Horizontal cracks in block or concrete foundations are more serious — they can indicate lateral pressure from soil. Stair-step cracks in brick or block may indicate differential settling. The inspector also checks: load-bearing walls, floor structure (visible from crawl space or basement), roof framing visible from the attic, and signs of water damage to structural members.
Roof, Attic, and Insulation
Roof inspection covers: roofing material condition and estimated remaining life (asphalt shingles: 20-30 year lifespan), flashing at chimneys, skylights, and roof penetrations, gutters and downspouts, and visible roof decking from the attic. An inspector who cannot safely walk the roof will observe from the ground or use binoculars. Attic inspection covers: insulation type and depth (R-38 to R-60 recommended for most climates), ventilation adequacy (insufficient attic ventilation causes moisture buildup and accelerates roof deck deterioration), any signs of water intrusion or prior leaks, and visible wiring or plumbing in the attic space.
Electrical System
The inspector checks: the main electrical panel (identifying manufacturer, amperage, and any safety concerns), branch circuit breakers, visible wiring type (aluminum wiring in 15/20 amp branch circuits from the 1960s-70s is a known fire risk), GFCI protection in kitchens, bathrooms, garages, and exterior outlets, AFCI protection in bedrooms (required by modern code), and the grounding system. Red flag panels: Federal Pacific Stab-Lok panels (common 1950s-1980s) and Zinsco/Sylvania panels have known failure modes and are typically recommended for replacement ($2,000-$5,000). Double-tapped breakers (two wires on one breaker not rated for it) are a common and correctable deficiency.
HVAC, Plumbing, and Water Heater
HVAC: the inspector operates the system, checks airflow, inspects accessible ductwork, examines the furnace/air handler, and estimates remaining equipment life. HVAC equipment at 15+ years is approaching end of life (replacement: $5,000-$15,000+ depending on system). Plumbing: checks water pressure, supply pipe material (copper, CPVC, PEX all acceptable; polybutylene — gray plastic — from the 1970s-90s is a known failure risk), drain function, water heater age and condition (typical lifespan 10-12 years; replacement $800-$2,000+), and any visible leaks or corrosion. What the general inspector does NOT check: septic systems, private wells, and underground sewer laterals. These require separate specialist inspections.
“The most important thing I tell buyers about the home inspection is: read the entire report, not just the summary. The summary flags major issues but the body of the report contains observations about items approaching the end of their service life, deferred maintenance, and recommendations that will matter in years 2-5 of ownership. A roof with 3-5 years of life is not in the "major defect" category but it belongs in your post-closing budget planning.”
— Ryan Brown, Principal Broker & CEO, Own Luxury Homes®
How long does a home inspection take?
A general home inspection typically takes 2-4 hours for an average-size home (1,500-2,500 sq ft). Larger homes (3,500+ sq ft), homes with multiple systems, older construction, or significant access limitations take longer — sometimes 4-6 hours. Buyers should attend the inspection, which allows the inspector to walk you through findings in person, show you the locations of shutoffs and access panels, and answer questions on-site.
What is not included in a standard home inspection?
Standard home inspections do NOT cover: septic systems (require a separate septic specialist), private wells (require separate water testing), termites and other wood-destroying organisms (require a separate WDO inspection), radon (requires separate test), mold (visible mold may be noted but comprehensive mold testing is separate), underground sewer laterals (require a sewer scope camera), and swimming pools (require a separate pool inspection). Each of these is ordered and paid for separately.
Own Luxury Homes® — 12-Point Agent Integrity Audit™. Talk to a specialist ›
"The introduction Own Luxury Homes® makes is to a specialist with documented closing history in your specific market — not the county, not the metro, the submarket you're actually selling or buying in. That's the standard we verify before your name goes anywhere."
— Ryan Brown, Principal Broker & CEO, Own Luxury Homes® (FL License BK3626873)