What a Home Inspector Checks and What They Skip

A house can look beautiful during a showing and still hide problems behind the walls or above the ceiling. A professional home inspection gives you an objective look at the property’s condition before you commit. Once you close, repairs are your responsibility, so this is your chance to learn what you are buying.

Why the Inspection Matters

Most purchase contracts include an inspection contingency, which gives you a set number of days to inspect and respond. While lenders do not always require a general inspection, some loan programs and situations call for specific checks, such as a termite or well inspection. Either way, it is one of the best investments you can make during the purchase. The cost typically depends on the home’s size, age and any add-on services you choose.

Your real estate agent can usually recommend reputable inspectors and help schedule the visit. Look for someone experienced, insured and willing to walk you through their findings.

What the Inspector Looks At

Outside the Home

• Foundation and signs of settling or cracking
• Roof covering, flashing and visible signs of wear or leaks
• Gutters, downspouts and grading that directs water away from the house
• Siding, trim, windows and exterior doors
• Decks, porches, steps and railings
• Garage doors and openers

Inside the Home

• Walls, ceilings and floors for cracks, sagging or stains that suggest water damage
• Attic framing, ventilation and insulation
• Basements or crawl spaces for moisture and structural concerns
• Doors and windows for proper operation
• Stairs, handrails and other safety items

Major Systems

• Electrical: the panel, visible wiring, outlets, switches and GFCI protection
• Plumbing: supply and drain lines, fixtures, water pressure and the water heater
• Heating and cooling: operation, visible condition and approximate age
• Built-in appliances: basic operation of items like the dishwasher, range and disposal

What a Standard Inspection Usually Leaves Out

A general inspection is visual and non-invasive. Inspectors will not open walls or move a seller’s furniture, and several items typically require separate specialists:

• Radon testing
• Mold testing
• Lead-based paint and asbestos testing
• Wood-destroying insects such as termites
• Wells, septic systems and sewer lines
• Pools and spas
• Detailed structural engineering or roof evaluations

If the general inspector flags a concern in one of these areas, it is usually worth bringing in a specialist for a closer look before your contingency period ends.

Getting the Most From Inspection Day

1. Attend in person. You will understand the report better and learn how the home works.
2. Bring questions. Ask about the age of the roof and systems, and what maintenance they recommend.
3. Take your own notes and photos of anything the inspector points out.
4. Locate key shutoffs, including the main water valve and electrical panel.

Inspecting New Construction

Buyers of brand-new homes sometimes skip the inspection, assuming everything is fresh and built to code. Even new homes can have missed details, such as improperly sealed windows, loose connections or grading that sends water toward the foundation. Many buyers schedule an inspection before the final walkthrough with the builder, and some also order one before the builder’s warranty period ends so any issues can be addressed at no cost.

Using the Report

The written report typically includes photos and descriptions of what the inspector found. Do not be alarmed by its length. Focus on safety issues, structural concerns and major systems near the end of their life. With your agent, you can then decide whether to ask the seller for repairs, request a price reduction or credit, accept the home as is, or, if your contract allows, walk away.

If the home needs significant work and you still love it, a renovation loan such as an FHA 203(k) may let you finance repairs along with the purchase. You can also compare loan programs to see which fits your plans.

Have questions about how inspection results could affect your loan? Reach out to FLO Mortgage and one of our loan officers will be glad to help.

This article is for general education and is not a commitment to lend. All loans are subject to credit approval, underwriting guidelines and program availability. FLO Mortgage, Company NMLS #1835856. Equal Housing Opportunity.