What to Expect During a Home Inspection: A Buyer’s Guide

10 July 2025

Buying a home is one of the biggest financial decisions you'll ever make. It’s exciting, nerve-wracking, and sometimes downright overwhelming. But one step you don't want to skip (no matter how much you love the house) is the home inspection.

Think of it as a deep dive into the home’s health—like a check-up at the doctor, but for a property. It helps uncover potential problems, saving you from unexpected surprises after you get the keys.

So, what exactly happens during a home inspection? What should you look for? And how can you use this information to make a better buying decision? Let’s break it all down.

Why a Home Inspection Is Crucial

A home may look perfect on the surface—fresh paint, staged furniture, and charming curb appeal. But what about the parts you don’t see?

A home inspection uncovers hidden issues that could cost you a fortune down the road. Structural problems, electrical hazards, plumbing leaks, and roofing concerns are just a few things that could be lurking beneath the surface.

Beyond identifying issues, an inspection gives buyers negotiating power. If problems are found, you can ask the seller to fix them, lower the price, or offer a credit. It’s your best defense against buying a money pit.

What Happens During a Home Inspection?

A home inspection typically lasts two to four hours, depending on the property's size and condition. The inspector will examine key areas of the home and provide a detailed report on their findings.

Here’s a breakdown of what they’ll check:

1. Structural Components

A home’s foundation and framework support everything else. Any issues here could mean serious (and expensive) repairs. The inspector will check for:
- Cracks in foundation walls
- Sagging floors or ceilings
- Signs of water damage or settling

If the foundation has problems, it could be a deal-breaker. Minor cracks? Not a big issue. Major structural movement? That’s a red flag.

2. Roof and Attic

A bad roof can cost thousands to replace, so inspectors look closely at:
- Missing or damaged shingles
- Leaks, mold, or water stains
- The condition of gutters and drainage

They’ll also check the attic insulation and ventilation, ensuring that everything is up to par. Poor insulation = higher energy bills.

3. Plumbing System

No one wants to deal with plumbing issues in their new home. Inspectors will test:
- Water pressure and drainage
- Leaks under sinks or around toilets
- The condition of water heaters and pipes

A small leak might be an easy fix, but outdated plumbing could mean costly upgrades.

4. Electrical System

Faulty wiring is a potential fire hazard, so inspectors will look at:
- Circuit breakers and panel condition
- Proper grounding and wiring
- Functioning outlets and light switches

Older homes may not be up to modern electrical codes, which could require rewiring.

5. Heating, Ventilation, and Air Conditioning (HVAC)

Keeping a house comfortable requires a properly working HVAC system. Inspectors will check:
- Furnace and air conditioning unit age and functionality
- Ductwork for leaks or damage
- Thermostat functionality

A well-maintained HVAC system can last decades, but a neglected one could be an expensive replacement.

6. Kitchen and Appliances

Built-in appliances like ovens, dishwashers, and garbage disposals will be tested to ensure they work properly. Inspectors also check cabinets, countertops, and sinks for defects or past repairs.

7. Windows and Doors

Faulty windows and doors can lead to drafts, leaks, and security concerns. Inspectors will evaluate:
- The condition of locks and frames
- Signs of water damage
- Proper sealing and insulation

8. Basement and Crawl Space

These areas are notorious for moisture problems. Inspectors will look for:
- Mold or mildew growth
- Standing water or leaks
- Proper ventilation

Too much moisture can lead to serious structural damage and health hazards.

Red Flags to Watch For

While every home will have minor issues, some problems should raise serious concerns. Here are some major red flags:

✔ Foundation Cracks – Large cracks can indicate serious structural problems.
✔ Mold or Water Damage – Could mean leaks, poor ventilation, or hidden plumbing issues.
✔ Faulty Electrical Systems – Older wiring could be a fire hazard.
✔ Roof Damage – Replacing a roof is expensive, and leaks can lead to further damage.
✔ Major Plumbing Issues – Outdated pipes or low water pressure could signal big problems ahead.

If any of these issues show up in the report, consider negotiating repairs or even walking away if the problems are severe.

What to Do After the Inspection

Once the inspection is complete, you’ll receive a detailed report with findings, photos, and recommendations.

1. Review the Findings Carefully

Some issues will be minor (like a loose doorknob), but others need attention. Prioritize major concerns like safety hazards or structural problems.

2. Negotiate Repairs or Price Adjustments

If major repairs are needed, you have options:
- Ask the seller to fix them before closing.
- Request a credit so you can handle the repairs yourself.
- Negotiate a lower purchase price.

3. Decide If You Want to Move Forward

If the house has too many problems, it might be time to reconsider. No matter how much you love a home, unexpected repair costs can turn it into a financial nightmare.

Should You Still Buy a Home With Issues?

Not all inspection findings are deal-breakers. Some are just routine maintenance items. But if you’re looking at costly repairs, consider your budget and the long-term impact.

Ask yourself:
- Can I afford the necessary repairs?
- Am I okay with handling renovations in the first few years?
- Will the seller negotiate, or will I be stuck with the costs?

If the home is still a great investment despite the issues, go for it! Just make sure you know what you're getting into.

Final Thoughts

A home inspection isn’t just another checkbox in the home-buying process—it’s your best tool for avoiding surprises. It helps ensure you’re making a smart purchase and gives you the power to negotiate if needed.

Take your time reviewing the report, don’t ignore red flags, and don’t be afraid to walk away if necessary. Buying a home is a huge commitment, and the last thing you want is hidden problems draining your savings.

So, when you’re ready to buy, make sure an inspection is at the top of your priority list. Future-you will thank you!