A home inspection costs $400-$600. Skipping one to win a bidding war can cost you $10,000 to $100,000. Here’s what a thorough inspection covers and what requires specialist follow-up.
What a General Inspector Checks
A standard home inspection takes 2-4 hours and covers the major systems. The inspector should evaluate:
Structure and Foundation
- Foundation cracks (hairline vs. structural)
- Settling or heaving
- Basement moisture, staining, or active leaks
- Floor levelness (more than 1/2 inch per 20 feet is concerning)
- Crawlspace condition and moisture barriers
Roof and Exterior
- Shingle condition, age, and remaining lifespan
- Flashing around chimneys, vents, and skylights
- Gutter condition and drainage
- Siding damage, rot, or gaps
- Grading around foundation (should slope away)
HVAC
- Age, condition, and estimated remaining life
- Filter condition and ductwork accessible areas
- Heating output and cooling performance
- Thermostat function
- Carbon monoxide and gas leak testing
Electrical
- Panel condition, capacity, and breaker type
- Outlet testing (grounding, GFCI near water)
- Visible wiring condition
- Aluminum wiring (fire risk, common in 1965-1975 builds)
- Knob-and-tube wiring (uninsurable with many carriers)
Plumbing
- Water pressure and flow
- Supply pipe material (lead, polybutylene, galvanized)
- Drain function
- Water heater age and condition
- Visible leaks under sinks and around toilets
Interior
- Window condition and operation
- Door alignment (sticking doors can indicate settling)
- Ceiling stains (active or past leaks)
- Bathroom ventilation
- Fireplace and chimney condition
Specialist Inspections Worth Adding
A general inspector identifies concerns. Specialists confirm severity and cost.
| Specialist | Cost | When to Order |
|---|---|---|
| Structural engineer | $300-$800 | Foundation cracks, uneven floors |
| Sewer scope | $200-$400 | Always, especially homes 30+ years |
| Radon testing | $150-$300 | Always, especially in high-radon zones |
| Mold testing | $300-$600 | Musty smell, visible spots, moisture issues |
| Termite/pest | $75-$200 | Always in termite-prone areas |
| Roof specialist | $200-$500 | Inspector flags roof issues |
| Chimney inspection | $200-$400 | If home has a fireplace |
Red Flags That Should Make You Walk Away
Some findings are dealbreakers unless the seller agrees to fix them before closing or adjusts the price significantly:
- Active foundation movement: Not old, stable cracks — active shifting requiring underpinning ($15,000-$50,000+)
- Extensive mold in walls or HVAC: Remediation plus finding the moisture source can run $5,000-$25,000
- Polybutylene plumbing: Known failure-prone pipes from the 1978-1995 era. Full replumb costs $4,000-$15,000
- Knob-and-tube or aluminum wiring with no upgrade: Rewiring a house costs $8,000-$20,000 and many insurers won’t write a policy
- Major structural defects: Sagging rooflines, bowing walls, crumbling foundation
- Undisclosed additions without permits: May not be insurable or count toward value
How to Use the Report
The inspection report is a negotiating tool, not a wishlist. Focus on:
- Safety issues: Must be addressed regardless
- Major systems: Roof, HVAC, foundation, plumbing, electrical
- Items over $1,000 to repair: Reasonable to negotiate
- Cosmetic issues: Not worth negotiating; you knew about them when you made the offer
Request credits toward repair costs rather than asking the seller to fix things. Sellers choosing the cheapest contractor leads to subpar work.
Check the HomeStats state pages for HVAC, roof, and trade labor costs in your state to estimate repair values during negotiation.
For the complete guide to evaluating a home purchase, including every cost from inspection through eventual resale, read The Resale Trap.