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Why the Home Inspection Is Non-Negotiable
In competitive markets of 2021–2023, some buyers waived inspections to win bidding wars. That was a risk that cost many buyers tens of thousands of dollars in surprise repairs. With the market more balanced in 2026, virtually every buyer should conduct a full inspection — with rare exceptions for seasoned investors who know exactly what they're buying.
What a Standard Inspection Covers
Structural: Foundation, framing, load-bearing walls, roof structure. Look for settling cracks, bowing walls, and signs of water intrusion at the foundation.
Roof: Age, condition, flashing, gutters, downspouts. Asphalt shingles typically last 20–30 years. Metal roofs last 40–70 years. Your inspector should note remaining useful life.
Electrical: Panel age and capacity, wiring type (aluminum wiring is a red flag), GFCI outlets in wet areas, grounding.
Plumbing: Supply lines, drain lines, water heater age (typical lifespan 10–15 years), water pressure, visible pipe condition.
HVAC: Age, condition, filter status, ductwork, thermostat operation. Furnaces typically last 15–20 years; central AC units 15–20 years.
Insulation and ventilation: Attic insulation levels, vapor barriers, soffit and ridge vents, bathroom exhaust.
Interior: Windows, doors, floors, walls, ceilings, stairs, handrails, smoke and CO detectors.
Exterior: Siding, trim, caulking, grading/drainage, driveways, walkways, decks, porches.
Inspections Your Inspector Won't Perform
Standard inspectors are generalists. Separately schedule: radon testing ($150–250, especially in high-risk areas), sewer scope inspection ($150–350, critical for homes over 30 years old), mold testing ($300–600 if you see staining), wood-destroying insect inspection (WDI/termite, $75–150), well and septic inspection if applicable.
Reading the Report: What's a Red Flag vs. a Yellow Flag
Red flags (renegotiate or walk away): Active roof leaks, foundation cracks with displacement, knob-and-tube or aluminum wiring, galvanized supply pipes, failing HVAC in the $5K+ replacement range, evidence of water intrusion in the basement or crawlspace.
Yellow flags (negotiate a credit or repair): Worn caulking, minor grading issues, older water heater, a few missing outlet covers, deferred maintenance items. Normal in any home over 10 years.
