A standard home inspection typically costs $300-$500 and takes 2-4 hours. The inspector examines the physical structure and systems, producing a detailed report with photos. Here's what they cover:
| System | What They Check | Red Flags |
|---|---|---|
| Roof | Age, shingle condition, flashing, gutters, chimney | Curling shingles, water stains, sagging, past 20-year lifespan |
| Foundation | Cracks, settling, water intrusion, crawlspace | Horizontal cracks, significant settling, standing water |
| Electrical | Panel, wiring type, outlets, GFCI | Knob-and-tube wiring, aluminum wiring, overloaded panels |
| Plumbing | Pipes, water heater, drains, water pressure | Galvanized pipes, polybutylene, active leaks, low pressure |
| HVAC | Age, operation, ductwork | 15+ year old units, inconsistent cooling/heating |
| Structure | Walls, ceilings, floors, attic, basement | Water damage, mold, structural cracks, pest damage |
| Exterior | Siding, grading, drainage, decks, driveway | Poor drainage toward foundation, rotting wood |
Standard inspections do NOT cover: mold testing, radon, termites/pests (separate pest inspection), asbestos, lead paint, sewer/septic systems (separate sewer scope), swimming pools, or cosmetic items. For older homes (pre-1978) or homes with wells/septic, consider additional specialty inspections.
After receiving the report, you have several options:
Focus on health/safety items and major systems — don't nickel-and-dime over minor cosmetic issues.