Own Luxury Homes®
What Is a Home Inspection? What It Covers and How to Use It
Home inspection: 2–3 hrs, $300–$600; covers roof, foundation, HVAC, plumbing, electrical. NOT included: sewer, radon, pests, mold (order separately). 3 post-inspection choices: accept, request repair/credit, or terminate. Never skip — but pre-offer inspection lets you waive contingency knowingly. Own Luxury Homes® 12-Point Agent Integrity Audit™ — specialists who attend and explain inspections.
What Is a Home Inspection? What It Covers, What It Doesn’t, and How to Use the Results
A home inspection is a professional examination of a property’s condition by a licensed or certified home inspector. Most pages explain what an inspection is. The questions buyers actually have are: what specifically does the inspector check, what do they miss, when is a finding a dealbreaker vs an expected issue, and how do you use the inspection report in negotiations? This page answers all four.
What the Inspection Covers (and Does Not Cover)
| Category | What Inspector Checks | Not Covered (Separate Inspections) | |||
|---|---|---|---|---|---|
| Roof | Condition, age, missing shingles, flashing, gutters | Active leaks require roofer; solar panels require separate specialist | |||
| Foundation and structure | Visible cracks, settling signs, framing condition | Underground foundation issues may need structural engineer | |||
| HVAC | Functional test of heating and cooling; age and condition | Duct cleaning; detailed efficiency analysis | |||
| Plumbing | Visible pipes, water pressure, drain function, water heater | Sewer line (requires separate camera inspection) | |||
| Electrical | Panel condition, GFCI outlets, visible wiring, breaker sizing | In-wall wiring; permits for additions | |||
| Windows and doors | Operation, seals, locks, weatherstripping | ||||
| Attic | Insulation, ventilation, roof deck condition, evidence of pests | Pest inspection is typically separate | |||
| Basement and crawlspace | Moisture, insulation, vapor barrier, structural | Radon requires separate test kit or measurement | |||
| The inspector provides a visual, non-invasive inspection. They do not open walls, dig, or dismantle systems. | |||||
Specialist Inspections: When to Order Them
| Specialist Inspection | When to Order It | Typical Cost |
|---|---|---|
| Sewer scope / camera inspection | Homes over 20 years old; any signs of drainage issues | $150–$400 |
| Radon test | Midwest and northern states especially; any basement | $100–$200 |
| Pest/termite inspection | Required by VA and some FHA loans; always in humid climates | $75–$150 |
| Mold inspection | Visible staining; musty odors; moisture reports from general inspector | $200–$600 |
| Structural engineer | Foundation cracks; significant settling; uneven floors | $300–$700 |
| Pool/spa inspection | Any pool or hot tub; often missed by general inspector | $100–$300 |
How to Use the Inspection Report
The general inspector’s report is not a pass/fail document. Every home has findings. The decision framework:
| Finding Type | How to Use It | Examples | |||
|---|---|---|---|---|---|
| Safety hazards | Request repair or credit; strongly consider terminating if seller won’t address | Electrical panel fire hazards; CO issues; structural risk | |||
| Major system failures | Request credit equal to replacement cost; negotiate or terminate | HVAC at end of life; water heater failing; roof needing replacement | |||
| Material defects | Negotiate repair or credit; basis for renegotiation | Foundation cracks; significant water intrusion; major plumbing issues | |||
| Deferred maintenance items | Price into your budget; typically do not justify renegotiation | Worn caulking; dated fixtures; minor roof repairs | |||
| Minor cosmetic issues | Accept as-is; not reasonable to negotiate over | Paint condition; carpet wear; dated finishes | |||
| Focus on structural, safety, and major system findings. Negotiating over every minor item antagonizes the seller and may kill the deal over issues that would cost hundreds, not thousands. | |||||
“Every home I have ever seen has had findings. The question is never whether the inspector finds something — they always do. The question is whether the findings change the value of the home or the deal. A 15-year-old HVAC that still functions is a finding, not a dealbreaker. Active water intrusion in the basement is a finding and potentially a dealbreaker. Read the report carefully, categorize the findings by type, and then have a rational conversation about what to ask for.”
— Ryan Brown, Principal Broker & CEO, Own Luxury Homes®
What does a home inspection cover?
A visual, non-invasive inspection of the home’s major systems and structure: roof, foundation, HVAC, plumbing, electrical, windows, attic, and basement/crawlspace. Does not include sewer line, radon, pests, or mold unless specifically ordered separately.
How much does a home inspection cost?
Typically $300–$600 for a standard residential home inspection. Larger or luxury homes: $800–$1,500+. Specialty inspections (sewer camera $150–$400, radon $100–$200, pest $75–$150) are additional.
What happens after a home inspection?
You review the report with your agent and have three choices: (1) Accept the home as-is, (2) request specific repairs or a credit against the price, or (3) terminate under the inspection contingency if findings are material. You must act before the inspection contingency deadline.
Should I get a home inspection on new construction?
Yes. New construction homes have inspection findings too: missed insulation, improperly installed fixtures, grading issues, incomplete work. A pre-closing inspection on new construction often catches issues the builder’s own quality control missed.
Own Luxury Homes® — audited specialists who attend inspections, explain the report, and know which findings justify renegotiation. 12-Point Agent Integrity Audit™. Find your specialist now ›
"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)