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Published March 18, 2026. Figures reflect conditions at publication. See current market data.
A home inspection is not a pass/fail test. Every home — even a brand-new one — will have issues noted in an inspection report. The goal isn't a perfect report; it's an accurate picture of what you're buying so you can make an informed decision and negotiate from a position of knowledge.
Buyers who skip the inspection to "compete" in a tight market are gambling with tens of thousands of dollars. With homes now sitting an average of 66 days nationally, that gamble is rarely necessary.
What a Standard Home Inspection Covers
A general home inspection follows ASHI (American Society of Home Inspectors) or InterNACHI standards and covers the major visible, accessible systems of the home. It does not include inside walls, underground utilities, or anything that requires specialized testing.
Exterior
Structure & Envelope
- Roof covering and flashing
- Gutters and downspouts
- Siding, trim, and cladding
- Foundation and grading
- Driveway and walkways
- Deck and patio structure
Interior
Structure & Finishes
- Ceiling, wall, and floor surfaces
- Stairs and railings
- Windows and doors
- Attic insulation and framing
- Basement or crawl space
- Visible structural members
Electrical
Wiring & Panels
- Main service panel and breakers
- Sub-panels
- Outlet functionality and grounding
- GFCI protection in wet areas
- Visible wiring condition
- Smoke and CO detector presence
Plumbing
Supply & Waste
- Water pressure and flow
- Hot water heater condition and age
- Visible supply and drain lines
- Functional fixtures
- Sump pump (if present)
- Evidence of leaks or staining
HVAC
Heating & Cooling
- Furnace and heat exchanger
- Air conditioning unit
- Ductwork condition
- Filter condition
- Thermostat operation
- Estimated remaining service life
Appliances
Included Equipment
- Dishwasher operation
- Range and oven
- Built-in microwave
- Refrigerator (if included)
- Garage door openers
- Fireplace visible components
Red Flags: How to Interpret Severity
Not all inspection findings are equal. A loose outlet cover is not the same as evidence of foundation movement. Use this framework to prioritize what to act on.
- Critical
Foundation cracks (horizontal or stair-step). Horizontal cracks in block or concrete foundations can indicate lateral pressure from soil — a structural failure risk. Stair-step cracks in brick can signal settlement. Get a structural engineer involved before proceeding.
- Critical
Active water intrusion. Staining, efflorescence, mold, or wet spots in basements, crawl spaces, or around windows. Water is the most destructive force in a home. Identify the source — roof, grading, or foundation — before closing.
- Critical
Outdated or unsafe electrical. Federal Pacific Stab-Lok panels, knob-and-tube wiring, aluminum wiring in branch circuits, or double-tapped breakers are fire hazards. Insurance companies may refuse to insure or charge significant premiums.
- Critical
Failing or near-end-of-life roof with active leaks. A 25-year-old roof with damaged flashing and evidence of interior water penetration is a $10,000–$25,000 repair. Get a roofing contractor estimate before closing.
- Major
HVAC systems at or past useful life. A furnace or AC unit over 15–20 years old with deferred maintenance. Functional today, potential $5,000–$15,000 replacement in 1–3 years.
- Major
Evidence of past pest damage (wood-destroying organisms). A standard inspection doesn't include WDO/termite inspection — request a separate pest inspection. Active infestation or significant prior damage to structural members is a major concern.
- Major
Improper grading or drainage toward the foundation. Ground sloping toward the home directs water against the foundation. Inexpensive to fix (regrading, downspout extensions), but left unaddressed it causes serious long-term water damage.
- Routine
Normal maintenance deferred items. Worn caulking at windows, dirty filters, minor gutter clogs, loose fixtures, aging but functional appliances — these are expected in any lived-in home and typically not negotiating points.
Specialist Inspections: When to Go Deeper
A general inspector will flag concerns and recommend specialist evaluation. Don't skip these follow-ups — the specialist inspection is cheap insurance against a very expensive surprise.
| Specialist | When to Order | Typical Cost |
|---|---|---|
| Structural engineer | Any foundation cracking, settlement, or structural concerns flagged | $300–$700 |
| Roof specialist | Roof near end of life, inspector flags concerns, active leaks noted | $150–$400 |
| HVAC technician | System over 12 years, inspector notes concerns or deferred maintenance | $100–$200 (tune-up + eval) |
| Electrician | Older panels (Stab-Lok, older FPE, double-tapping), knob-and-tube wiring | $150–$300 |
| Plumber | Older cast iron or galvanized pipes, low pressure, slow drains, septic flags | $150–$350 |
| WDO / Pest inspector | Any home — especially in humid climates (Southeast, Pacific Northwest) | $75–$150 |
| Radon test | Any home, especially in radon-prone regions (Midwest, Mountain West) | $100–$200 |
| Sewer scope | Homes over 30 years old, clay or cast iron sewer lines, any tree root concerns | $150–$300 |
How to Use the Inspection Report to Negotiate
The inspection report is a negotiating document. How you use it depends on market conditions, the severity of findings, and what you actually want as an outcome.
"Don't ask for everything. A repair request that addresses 20 minor items signals a difficult buyer. Focus on safety issues and big-ticket items — that's where the leverage is."
| Finding Type | Best Response | Approach |
|---|---|---|
| Safety hazard (electrical, gas, structural) | Require repair or price reduction | Require resolution |
| Major system near end of life (roof, HVAC) | Seller credit at closing or price reduction | Negotiate credit |
| Active water intrusion | Identify source, require repair with documentation | Require resolution |
| Deferred maintenance items | Accept or use as minor negotiating point | Informational |
| Major structural issue | Get specialist estimate, then decide: negotiate or walk | Walk or major credit |
The Bottom Line
Every home has an inspection report. The buyers who get the best outcomes are the ones who attend, ask questions, understand what they're reading, and use the findings strategically — not emotionally. A critical finding isn't necessarily a reason to walk. An expensive estimate is a reason to negotiate.
Use our complete home buying guide for the full step-by-step process, and our offer guide for how to structure your negotiation after inspection.
