What to expect at a home inspection
A home inspection is a visual check of a house's structure and systems, usually two to four hours, by a licensed or certified inspector you hire during the contingency period. Go along, bring your questions, and watch the roof, attic, foundation, plumbing, electrical panel, heating and cooling, windows and drainage being checked. It cannot see inside walls, so specialist checks may follow.
Why it matters: The inspection is the buyer's one look behind the walls before the money is committed.
Steps
- Check the inspection deadline in your purchase contract.
- Hire an inspector who is licensed or certified where you live, and ask for a sample report.
- Ask what the inspection covers and what it excludes, such as sewer lines, radon or pests.
- Attend, wear shoes you can walk in, and bring a written list of questions.
- Ask the inspector to show you the water shutoff, the electrical panel and the heating system.
- Photograph anything the inspector points out, with a note of where it is.
- Book any specialist checks the inspector suggests before the contingency deadline.
Stop and call a professional if
- the inspector flags structural cracks, active leaks, wiring concerns, gas smells or mold: get a specialist before the deadline
- you are unsure what the contract lets you do after the inspection: ask your agent or a real estate attorney
Questions to ask the professional
- Which of these findings are safety issues, and which are normal wear?
- Which specialist should look at this, and how soon?
- What would you check first if this were your house?
Common mistakes
- Choosing an inspector only because someone with a stake in the sale suggested them.
- Skipping the inspection on a new build.
- Missing the contract deadline to act on the findings.
Teach this to someone
A one page sheet for showing a friend, a teenager or a parent: what to say, what to show, and one question to check it landed.
Teach: What to expect at a home inspection
What to say
A home inspection is a visual check of a house's structure and systems, usually two to four hours, by a licensed or certified inspector you hire during the contingency period. Go along, bring your questions, and watch the roof, attic, foundation, plumbing, electrical panel, heating and cooling, windows and drainage being checked. It cannot see inside walls, so specialist checks may follow.
What to show
- Check the inspection deadline in your purchase contract.
- Hire an inspector who is licensed or certified where you live, and ask for a sample report.
- Ask what the inspection covers and what it excludes, such as sewer lines, radon or pests.
- Attend, wear shoes you can walk in, and bring a written list of questions.
- Ask the inspector to show you the water shutoff, the electrical panel and the heating system.
- Photograph anything the inspector points out, with a note of where it is.
- Book any specialist checks the inspector suggests before the contingency deadline.
Where it stops
Stop and call a professional if the inspector flags structural cracks, active leaks, wiring concerns, gas smells or mold: get a specialist before the deadline.
Check question
What can a standard home inspection not see?
Answer: Inside the walls. It is a visual inspection of what is accessible.
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Related skills
Sources
- Home inspector standards of practice, 2024. Reviewed September 28, 2026.
Written in our own words from the sources above. It is general information, not advice for your situation; where a professional, your doctor or your lease says something different, follow them.
Last reviewed . First published .