What Do Home Inspectors Look For? 


Even if you find an unbeatable deal on your dream house and you’re ready to sign the deal, it’s a good idea to hire a home inspector to take a second look.

A home inspector is your best friend during the home buying process. They catch common issues that may escape the attention of even the most detail-oriented home buyer.

A home inspector’s job is to be thorough and comprehensive, and issue a report that only states the facts about the condition of the home. In fact, there are more than 1,600 elements taken into consideration in a comprehensive home inspection report – though many of these are quite minor.

Here are the top things that home inspectors look for, and the most common issues found during the home inspection process.


1.  Garage Operation & Safety


The garage is an important part of the home inspectors process. The garage door operator itself is tested for proper operation and safety. The photo-eye sensors at the bottom of the garage are checked to ensure that the garage door reverses when an object crosses it’s path when closing. In addition, the mechanical reverse function is checked in case there is an object in the way that the photo-eye sensors don’t pick up. The weather stripping located on the bottom of the door plays a vital role as well as it helps keep water and pest from entering the garage.


2.  Faulty Plumbing or Pipes


Faulty plumbing is another issue that can be extremely costly, if it’s not identified before you buy the home. Replacing old pipes is very expensive, and if a pipe fails or breaks without you knowing it, it can cause significant and severe water damage to your home, which may be extremely costly to fix.

Your home inspector will take a look at the basic functioning of the plumbing system, by testing all water-based appliances such as water heaters, toilets, sinks, tubs, and even dishwashers and washing machines. They will also examine the pipes to see if they are in good condition, or if they’re made of an outdated material like polybutylene, and may need to be replaced.

If an issue is found, it will be brought to your attention – it may be minor, and simply require the replacement of a toilet or another fixture – or be more severe, requiring a more expensive course of action, such as replacing old piping.

3.  Outdated electrical wiring


Outdated electrical wiring is one of the biggest things that home inspectors look for. If you were buying a house that was built before the 1950s, for example, it could use “knob and tube” wiring – a system that is unsafe for use with most modern appliances, and presents a serious fire risk.

There could be other issues, too – DIY wiring in the attic or crawlspace, or in other areas, or electrical repairs that were improperly done.
Home inspectors will look for all of these wiring issues – and they are extremely thorough, because faulty wiring can prevent your home from being insured properly. For example, many home insurance companies refuse to underwrite a home that has “knob and tube” wiring – because it’s a fire risk.

Electrical issues can be quite expensive to repair, so it’s best to negotiate a lower price with the homeowner, should you find that the wiring has serious faults and deficiencies.

4.  Window, door, and opening trim


While it may seem like a small thing, examining the trim and function of the windows, doors, and other openings in a home is a good way to assess the overall quality of the home, and to ensure that it is free of drafts and other insulation issues which may raise your power bills.

Examining these areas also provides the home inspector with a better idea of the craftsmanship of the home. If the doors and windows are crooked or warped, this may be a sign that the house is settling excessively or was built using sub-par materials.


5.  Roof condition and quality


The condition and quality of the roof is another major aspect of the home inspection process. The home inspector will take a look at the roof shingles or other roofing material to ensure that the roof has been properly installed and maintained.

They will also check the gutters and the flashing of the roof systems, and other major structural elements of the roof.

The attic and topmost floors will also be inspected for signs of major water damage, moisture, and any other symptoms of a leaky or improperly-installed roof.

As roof repairs and installations can cost thousands of dollars, this is a critical step in the home inspection process.


6. Functioning and adequate appliances


Beyond the HVAC system and other major appliances, the home inspector will check all the other large appliances in the home for safety and quality, such as the oven and range, refrigerator and freezer,) and other such systems. If a washing and drying machine is included with the sale of the home, inspectors will often to make sure they power up.

7. Proper ventilation and insulation


Home maintenance is a serious cost of home ownership – but the cost of utilities can also be a serious consideration when you are thinking about buying a home. As a rule, older homes are not ventilated or insulated as well as newer homes, which means you’ll be paying quite a bit more for heating and cooling.

Air leaks in attics, around windows and doors, crawlspaces, and around vents and other systems that reach through the ceilings and the exterior structure of your home can cost you a lot of money in the long run – it’s estimated by the ENERGY STAR program that you can save up to 12% or more in heating/cooling costs by adding more insulation and sealing these leaks.

Your home inspector will give you an overall assessment of the home’s energy-efficiency and ventilation/insulation to help you understand what improvements can be made.


8. Properly functioning HVAC systems


Ventilation and insulation are only part of the puzzle when it comes to reducing your power usage and utility bills. Your home inspector will also conduct a basic inspection of the HVAC system in the home, including:

  • The thermostat
  • Ventilation ductwork
  • Gas lines (if applicable)
  • Air filtration system
  • Central air conditioner
  • Vents and registers in each room

Your inspector will take a look at each of these systems, and assess their quality and integrity. They may also inform you if there are issues with the air conditioning system or the furnace – and if it may need to be replaced soon.
Air conditioning systems often last anywhere from 8-14 years, and can be quite costly to replace, so this is another factor to consider when you are thinking about purchasing a home.

General maintenance and upkeep

During the entire home inspection process, the home inspector will be looking at the integrity of major home systems that are expensive to replace – but they will also be looking at the general state of the home, so that they can give you an adequate assessment of its general condition, and how well it has been maintained.

While many smaller home maintenance projects, such as repainting, replacing toilets and bathtubs, replacing baseboard, and other such repairs are quite inexpensive, the costs can mount up over time. If the owner has deferred maintenance on many parts of the home, and it’s not in the best condition, you may have to spend quite a bit of money restoring it over the next few years, as it continues to deteriorate.

It boils down to this – if the owner did not take proper care of the home, and is not doing so now, someone is going to have to take care of it later. And if you buy the home, that’s going to be you.

9. Exterior condition


The exterior condition of the home is also an important aspect of the assessment process. Your inspector will check for things such as:

  • Broken seals or damage around windows
  • Settling of decking and patios
  • Walkway and driveway quality and condition
  • Design of landscaping and grounds maintenance
  • Cracking or damage to siding

10. Improper grading or drainage


If the home you are interested in is not graded properly, and water cannot drain away from the foundation or the crawlspace, this is a huge red flag for a property inspector. As water collects, it can seep into the foundation, and into the basement of the home, if present.

This is an especially serious problem in areas of the country where the ground freezes during the winter, as the water that surrounds the foundation can freeze, causing cracks and structural damage to the foundation itself.

In some cases, the foundation may be intact – but regrading of the home must be done in order to ensure that no damage occurs in the future.


Know What Home Inspectors Look For!


Home inspectors look for anything that may be wrong with your potential new home! Buying a home is one of the biggest investments you are going to make in your lifetime.

Your home inspector will give you an honest, objective assessment of the quality of the home you’re interested in, alert you to potential issues that may be costly in the long run, and give you a report that can help you renegotiate the terms of your sale – or even back out entirely, if significant structural issues are found with the property.