Before you commit to one of the biggest purchases of your life, there’s one step you absolutely shouldn’t skip: the home inspection. This is your chance to uncover hidden issues, avoid costly surprises, and move forward with confidence. Whether a place looks flawless or needs some obvious work, a professional inspection gives you the real story behind the walls. This guide walks you through what to expect, how much it costs, what’s included, and how to use the results to protect your investment.

What is a home inspection?

A home inspection is a detailed visual examination of a property's structure and major systems and is typically performed by a certified home inspector after your offer is accepted but prior to closing. The goal? To uncover any issues (large or small) that could impact your decision and/or wallet.

Why home inspections matter:

They spot hidden problems such as roof damage, faulty wiring, or plumbing issues.

They give you room to negotiate repairs or price reductions based on findings.
They give you peace of mind knowing the home has been thoroughly and professionally evaluated.

Skipping this step may seem tempting in a hot housing market, but it’s a risk that can potentially lead to expensive repairs down the road. With National Association of Realtors data showing that 18% of buyers waived an inspection contingency as recently as August 2024, this is a very risky move that could leave you stuck with costly surprises after closing. While waiving inspection might make an offer more competitive, it removes one of the few safeguards in place for buyers to avoid a money pit.

When does the home inspection happen?

The home inspection typically takes place after the seller accepts your purchase offer but before you finalize the sale. This period, often referred to as the "due diligence" or "contingency" period, is your opportunity to ensure the home is in the condition you expect. Most buyers schedule the inspection as soon as the home goes under contract, ideally within 7–10 days, to allow sufficient time to review the results and decide on next steps.

During this time, your real estate agent (if you have one) will help coordinate home access for your inspector to perform a thorough walkthrough. After the inspection report is delivered, you may need to:

Negotiate with the seller for repairs or concessions.
Hire specialists to further evaluate major issues (i.e., foundation, mold, HVAC).
Decide whether to move forward, renegotiate, or walk away from the deal if serious problems are uncovered (provided your contract includes an inspection contingency). Be sure to check with your lender in advance.

Timing is key her; acting quickly ensures you won’t miss the window to protect your rights and investment.

How much does a home inspection cost?

Home inspection costs typically fall between $300 and $600. The 2025 national average rang in at $343 per HomeAdvisor, with the actual number varying depending on property size, location, age, and complexity. Larger homes or those with unique features (e.g., a pool or historic construction) may run on the higher end or require additional specialty inspections for things such as:

Pests or termites
Radon or asbestos
Mold or air quality issues
Sewer scope or septic systems

Extras like these can potentially tack on another $100 to $300 each depending on location and provider. Heads-up: Payment is due at the time of service (not folded into closing costs), so have your payment method ready as inspectors won't wait for escrow.

How to find a qualified home inspector

Choosing the right home inspector is just as important as the inspection itself. After all, this person is essentially like a private investigator for your sought-after home. Here’s how to find someone you can trust:

Ask your real estate agent for recommendations

Most agents have a short list of inspectors they trust (and some they avoid), so their insight is extremely valuable.

Reach out to friends, family, or recent homebuyers.

Word-of-mouth referrals can uncover inspectors who are thorough, communicative, and punctual (and flag the ones who aren't).

Verify credentials

Be on the lookout for membership with respected organizations such as the American Society of Home Inspectors (ASHI) or the International Association of Certified Home Inspectors (InterNACHI), groups that require continuing education and adherence to ethical standards.

Read online reviews and request sample reports

A detailed sample report gives you a preview of what you’ll receive, so look for clear language, photos, and actionable insights.

Check for insurance

Confirm the inspector carries Errors and Omissions (E&O) insurance, which protects both of you in the event something important is missed.

Bonus tip: If you're buying a quirky older home, a fixer-upper, or something historic, seek out an inspector with specific experience in these types of properties and will thus know what’s cosmetic and what’s a no-go.

What happens during a home inspection?

A typical home inspection lasts about 2 to 3 hours depending on the size and condition of the property. During this time, the inspector will conduct a detailed walk-through of the entire home inside and out, take plenty of notes and photos, and document any areas of concern. If you're able to attend (and you should, if possible), this is a great opportunity to follow along and ask questions.

More specifically, the inspector will:

Examine major systems and structural components.
Identify visible defects and/or potential safety hazards.
Comment on the condition of elements such as the roof, HVAC system, plumbing, electrical, and insulation.
Look for signs of water damage, foundation shifts, or other red flags.

It’s likewise important to know what an inspection doesn’t include. Inspectors won’t make cosmetic judgments (that 1980s wallpaper is all yours to love or loathe) nor determine if the home meets current building codes; their job is to evaluate condition not compliance. They also won’t see beyond walls or floors, meaning hidden pests, asbestos, mold, or radon typically require specialty testing. Other areas not easily accessible (e.g., septic tanks) fall outside the standard inspection scope.

Home inspection checklist for first-time homebuyers

Exterior

Siding, exterior doors
Wall coverings, flashing, and trim
Drainage, grading, landscaping
Driveways, patios, walkways
Balconies, decks, porches
Eaves, soffits, and fascias
Roof, chimneys, gutters, downspouts
Garage, carport, crawl space

Basement & foundation

Sump pump
Insulation, windows
Plumbing, visible foundation issues

Attic

Roof structure

Insulation and ventilation
Exhaust ducts
Ventilation type and airflow
Electrical splices

Kitchen

Under-sink plumbing
Sink, faucet, shut-off valves
Built-in appliances
Exhaust fan or hood vent
Garbage disposal (if applicable)

Bathrooms

Under-sink plumbing
Fixtures, caulking, ventilation
Toilets, tubs, showers
Shower drainage and water pressure

Interior rooms

Windows, doors
Walls, ceilings, floors
Stairs, railings, fireplaces
Smoke and carbon monoxide detectors
Ductwork, installed appliances
Handrails and guardrails

Plumbing system

Water heater
Fixtures and faucets
Drainage and vent systems

Electrical system

Service panels and breakers
Light fixtures, switches, outlets
Grounding and circuit interrupters

HVAC

Heating and cooling systems
Thermostats, ductwork
Insulation and ventilation

Additional areas

Garage doors and openers
Staircases
Backyard structures (if applicable)
Fences, retaining walls, sheds
Lot grading and drainage flow
Garage doors and openers
Staircases
Backyard structures (if applicable)

Optional add-on inspections (additional cost)

Some inspections go beyond the standard checklist. Depending on the home's age, condition, or location, you may want to schedule one or more of the following:

Termite or pest inspection
Mold or air quality testing
Radon testing
Asbestos or lead paint testing (especially in homes built before 1980)
Sewer scope or septic system inspection
Swimming pool or spa inspection
Chimney inspection and cleaning
Structural engineer consultation (for foundation concerns)

What’s not included in a home inspection

Standard inspections don’t typically cover:

Pest or termite issues
Radon, asbestos, or mold testing (optional add-ons)
Septic or sewer systems
Swimming pools or hot tubs
Low-voltage systems (alarms, internet wiring)
Hidden hazards or areas not easily accessible

Specialized inspections are required for these at an additional cost.

Post-inspection steps to take

Review the report

After your home inspection is complete and the report is in hand, it’s time to dig into the details. Your inspector will typically provide a thorough document that includes findings, photos, and recommendations. Read it carefully! Don’t just skim for bold text or red flags. If anything is unclear, don’t hesitate to follow up with your inspector for clarification. Your real estate agent can also help interpret the report and prioritize which issues are significant versus cosmetic.

Identify and negotiate what must be fixed by the seller

If the inspection reveals problems (an aging roof or signs of water damage, for example), you’ll likely want to negotiate repairs or request a credit from the seller. In some cases, a price reduction is more appropriate. Your agent will advise on what’s reasonable based on the market and condition of the home, and remember sellers aren’t obligated to fix everything—though that doesn’t mean you should accept a home with major issues, of course.

Consider personal deal-breakers while reviewing the findings, knowing serious concerns such as structural problems, mold, or failing plumbing may be too costly or time-consuming to take on—especially if the seller refuses to address them. If your contract includes an inspection contingency (and it should), this is your window to back out of the deal without losing your deposit.

In some cases, your inspector may recommend further evaluation by a specialist; though the inspector can spot warning signs, a roofer, plumber, or HVAC technician may need to dig deeper to give you the full picture. If anything major comes up, it’s worth bringing in an expert for a second opinion and obtaining a repair estimate before moving forward.

Prioritize what you’ll need to fix

Finally, take time to reevaluate your post-purchase budget. Not all findings will be urgent, but even minor repairs can add up over time. It’s smart to separate issues into “fix now” and “fix later” categories so you’re financially prepared after moving in.

Whether you choose to proceed with the purchase, renegotiate again, or walk away entirely, the goal is to make a confident, informed decision based on the facts.

Final note on home inspections

A home inspection is an essential part of the homebuying process—especially for first-time buyers—as it provides critical information about your future home and can help you make a confident decision. Remember: spending a few hundred dollars on an inspection today can potentially save you thousands tomorrow. Don’t skip it!

Still have questions about inspections or the home-buying process in general? Schedule a FREE discovery call with one of our CFP® professionals to get them answered.