What Does a Home Inspector Do

Don’t panic when you see a 50-page report. Every house, even a brand-new one, will have a list of “defects.” Focus on the Big Three: Safety issues (bad wiring), structural issues (foundation cracks), and high-cost items (a 25-year-old roof). Minor cosmetic issues like a loose doorknob or a chipped tile should be viewed as future “to-do” items rather than deal-breakers.

A home inspection is not a “pass/fail” test. It is an information-gathering tool. If the report reveals major issues (like a cracked foundation), you have three choices:

• Negotiate: Ask the seller to fix the items or give you a credit to fix them yourself.

• Accept as-is: Proceed with the purchase knowing you have work to do.

• Walk away: If you have an inspection contingency, you can usually back out and get your earnest money back.

If you are the seller, you want the process to go smoothly so the buyer doesn’t get nervous.

• Provide access: Clear paths to the attic, crawlspace, electrical panel, and water heater.

• Clean up: A tidy house suggests a well-maintained house.

• Unlock everything: Make sure the inspector has keys to gates, sheds, or basement doors.

Your main job is to show up. Most inspections take 2–4 hours. Being there allows you to ask questions in real-time and see exactly where the shut-off valves are. Bring a notebook and a flashlight, and wear clothes that you don’t mind getting a little dusty if you want to follow them into the basement or garage.

Don’t just pick the first name on a search engine. Try these steps:

• Ask your Realtor: Most agents have a list of trusted inspectors they work with regularly.

• Check Certifications: Look for members of the American Society of Home Inspectors (ASHI) or the International Association of Certified Home Inspectors (InterNACHI).

• Read Sample Reports: Ask for a sample of a previous report to see if their notes are clear and detailed.

To maintain ethics and safety, inspectors are generally prohibited from:

• Offering to fix the issues: This would be a conflict of interest.

• Predicting the future: They can’t tell you exactly when a furnace will die, only its current condition.

• Specifying property value: They are not appraisers and shouldn’t comment on the home’s price.

• Performing destructive testing: They cannot drill holes or dismantle equipment.

If a standard inspector sees a “red flag,” they may recommend a specialist. Common specialized inspections include:

• Radon Testing: Checking for odorless, radioactive gas.

• Sewer Scopes: Sending a camera down the main drain line to check for cracks or tree roots.

• Termite/Pest Inspection: Looking for wood-destroying organisms.

• Mold & Lead Paint: Specifically testing for environmental toxins.

Home inspectors are limited to what they can see and safely access. They typically don’t look at:

• Inside walls: They won’t tear into drywall to check pipes or wiring.

• Behind heavy furniture: They are not required to move the seller’s belongings.

• Underground: They don’t inspect sewer lines or underground sprinklers.

• Swimming pools/spas: These usually require a specialized technician.

A standard inspection covers the “bones” and “organs” of the house:

• Exterior: Roof, gutters, siding, windows, doors, and the foundation.

• Interior: Walls, ceilings, floors, and stairs.

• Systems: HVAC (heating/cooling), plumbing, and electrical panels.

• Attic & Crawlspaces: Checking for insulation quality, ventilation, and signs of moisture.

A home inspector is a trained professional who performs a non-invasive, visual examination of a property’s physical structure and systems. Their goal is to identify safety issues, major defects, and items that are nearing the end of their functional life. After the walkthrough, they provide a detailed written report with photos and recommendations.