What is a home inspection?
A home inspection is an assessment that’s done during the homebuying process to reveal any hidden defects or damages within a home. It usually takes place after the seller has accepted the buyer's offer but before the closing process begins. The inspection typically occurs during the due diligence period, allowing the buyer to negotiate with the seller regarding any issues that may arise from the inspection report.
“A home inspection is a crucial step in the homebuying process, as it can reveal any underlying issues or hidden defects that may not be immediately apparent,” said Adie Kriegstein, a licensed real estate salesperson at Compass in New York. “These could include issues with the foundation, electrical system, plumbing or HVAC system. Without a thorough inspection, buyers may not be aware of these problems until it's too late, leading to costly repairs or even safety hazards.”
After the home inspection is complete, the inspector provides a written report of everything they found. If it reveals the need for expensive repairs, this will give you leverage for a price adjustment or for repairs before closing.
How long does a home inspection take?
How long a home inspection takes varies depending on the size, age and condition of the property. Typically, a standard home inspection for a single-family home can take anywhere from two to four hours. Larger properties or those with additional features may require more time.
Most inspectors recommend that homebuyers be present in person during an inspection so buyers can ask questions in real time and have a better understanding of a home’s condition.
How much does a home inspection cost?
A typical home inspection costs between $300 and $500, according to our research. Inspection costs for condos are similar to single-family units, but mobile home inspections are typically on the cheaper end.
The cost of a home inspection can vary based on several factors, such as:
- Size and location of the property
- Inspector's experience and qualifications
- Scope of the inspection
If you opt for add-on inspection items, costs will increase. For example, if you have a tree close to your home, you could pay for a specialist to look at the foundation to ensure the roots have not damaged it. Or, you may opt to add on radon testing, which is usually not included in a home inspection. Additional evaluations typically cost anywhere from a few hundred dollars to over $1,000, according to our research.
Ultimately, a home inspection could save you money by revealing costly damage or safety issues.
“[A] home inspection may seem like an unnecessary expense, [but] the benefits of having a thorough inspection far outweigh the costs,” Adie Kriegstein said. “By taking the time to have the property inspected, buyers can avoid costly surprises down the road and feel confident in their investment.”
What do home inspectors look for?
A home inspector looks for health, safety and mechanical issues — or, anything that might cost the buyer a lot of money down the road. The main things that inspectors look at are:
- Foundation and framing
- Floor, wall, ceiling and roof structures
- Interior water supply, drain, waste and venting materials
- Water heating equipment, including energy source(s)
- Location of main water and fuel shut-off valves
- Roofing materials and draining systems
- Skylights and chimneys
- Smoke alarms and carbon monoxide alarms
- Heating sources, cooling systems and energy sources
What home inspectors don’t look for
Home inspectors generally don’t look for:
- Pests (although they will note damage that appears to be caused by pests)
- Mold
- Septic system issues
- Radon
To get the above evaluated, you’ll generally need to hire a specialist or purchase an add-on package with your home inspection.
How to read a home inspection report
A home inspection report includes a summary of the findings and specific descriptions of issues with images and an outline of the potential impact. While a thorough report can seem overwhelming at first, it’s pretty simple to read if you don’t let yourself get bogged down in the details.
First, look at the primary recommendations or summary section. This is where you’ll find information about significant problems, such as mold, water damage and electrical issues. Smaller issues like broken window screens are also noted, but you shouldn’t be too worried about minor problems. Many inspectors will color-code issues to let you know what’s a safety concern, what needs eventual maintenance and what is working the way it should be.
If there are more problems than you anticipated, ask your real estate agent what your repair request options are.
What to consider when hiring a home inspector
Generally, your real estate agent will recommend a home inspector. Their inspector should be a certified home inspector they trust and have worked with in the past. However, since you’re hiring the inspector, you’ll also have the option to choose your own inspector.
When choosing an inspector, consider that:
- Full-time inspectors might have more experience
- Inspectors need to be bonded and insured
- Inspections should take more than two hours to be thorough
- Inspectors should be licensed or certified according to your state’s standards
Also, endorsements from the National Institute of Building Inspectors (NIBI), the American Home Inspectors Training (AHIT), the American Society of Home Inspectors (ASHI) or the International Association of Certified Home Inspectors (InterNACHI) are all pluses.
FAQ
What is a home inspection contingency?
A home inspection contingency is a clause included in the purchase contract that allows the buyer to conduct a professional home inspection within a specified period of time. This contingency protects the buyer, allowing them to back out of the deal or request repairs or credits if significant issues are discovered during the inspection.
What is the biggest red flag in a home inspection?
Some of the biggest red flags in a home inspection include roof, foundation, electrical, sewer and pipe issues. Some other big issues that may not be evaluated during a standard inspection — meaning you’ll need to get an additional inspection — include mold, signs of termite damage, major appliance failure and drainage issues on the property.
Is an appraisal and home inspection the same thing?
A home inspection and a home appraisal are two distinct checks of your home before closing. Both are necessary, though a home inspection can be waived by the buyer. A home appraisal determines the fair market value of the property, while an inspection looks for safety issues or damage.
Bottom line
Even if your mortgage lender doesn’t require you to get a home inspection, doing so is a worthy investment. The health of your new home can be hard to judge just by looking at it. A home inspector knows how to evaluate your foundation, framework, plumbing, electricity and more, which can save you thousands of dollars down the road.
Article sources
ConsumerAffairs writers primarily rely on government data, industry experts and original research from other reputable publications to inform their work. Specific sources for this article include:
- Consumer Financial Protection Bureau, “Schedule a Home Inspection.” Accessed Dec. 2, 2025.
- International Association of Certified Home Inspectors, “Home Inspection Standards of Practice.” Accessed Dec. 2, 2025.
