Home inspection: What is it and how does it work?

You may have heard the expression that a home has “good bones,” meaning quality, well-made construction. But from an outsider or novice point of view, it can be hard to tell if the house you’re looking to buy meets that standard. That’s where a home inspection comes in. This official assessment can tell you everything you need to know about a home’s makeup and condition. Here’s all the must-know information you should have before getting started with your home inspection.

A home inspection is the professional examination of a property and typically occurs during the home buying process. The assessment is usually conducted by a home inspector who has training and certifications to perform these inspections.

During the examination, a home inspector assesses the physical structure of a home from top to bottom and everything in between. Ultimately, the one to two-hour evaluation determines whether a property is “up to code,” meaning it meets all building codes and regulations.

What type of inspection do you need? It depends on the property and what you might be looking for.

In most instances, home buyers hire a general home inspector to assess a property and give them a written report detailing the property’s condition. These standard property reviews look for signs of damage and defects on nearly every part of a property. They examine the condition of the house, including things like its electrical, water, heating and cooling systems, and plumbing, as well as fire and safety issues. The inspection also looks for evidence of insect, water, and fire damage, as well as any other problems that may affect the value of the property for sale.

If the inspector spots something significant or outside the scope of their expertise, they might refer you to a specialist to investigate further and fully diagnose.

Homes need sturdy foundations, so you may want to consider having the foundation inspected for issues such as drainage problems, tree roots, cracks, or other indications of movement or shifting. If a foundation inspector discovers something potentially worrisome, they may suggest that you have the property inspected by a residential structural engineer.

If you’re concerned about what you can’t necessarily see (or in some cases, smell), you may need a mold inspection. Using a moisture monitor meter and possible air samples from inside and outside your home, a mold inspector will be able to detect dampness in drywall, insulation, and other building materials.

Radon is an odorless, colorless gas that results from the gradual breakdown of radium and is released from well water, building materials, and soil —entering your home through cracks in the foundation, floors, or walls. The fastest radon assessment method is to have a test done by a professional radon inspector or you can use an off-the-shelf DIY kit and test radon levels on your own.         

More commonly called a termite inspection, this looky-loo ensures your future home isn’t already harboring unwelcome insect tenants, like termites, wood-boring beetles, and carpenter ants. WDO inspectors will also look for dry rot caused by fungi

Many states (cities and counties) require a WDO inspection for closing. And if you’re buying your home using a VA loan or FHA loan, a wood-destroying organism inspection is usually required regardless of location.

Most homebuyers choose to make the closing contingent on the results of the home inspection. If all that’s found are some cosmetic defects that don’t affect safety and functionality, the sale will likely proceed.

But don’t panic if, as a seller, a home inspector discovers any damages, defects or hazardous issues within your home. Some buyers can be reasonable and understand that no home is perfect. They want to buy your house and likely want to move forward just as much as you do.

You have options and can based your next move on what makes the most financial sense for you and what the buyer will agree to.

As a buyer, if you do request significant repairs, think about also asking for a reinspection (conducted by the original inspector) to verify that the previously identified issue(s) have been fixed.

Typically, a home inspection occurs after a sales contract or purchase agreement between a buyer and a seller has been signed, but before a home sale closes.

For the buyer, an inspection can tell you a lot — whether you’re purchasing a newly constructed home or an older, existing house.  And, ultimately, it can save you time, money, and potential headaches later on since it identifies essential repairs, builder oversights, and possible property upkeep requirements that you might not have spotted during your walkthroughs.

If you’re planning to put your house up for sale, you might want to consider having your home inspected beforehand. That way, you can make any necessary structural repairs or upgrade and replace things that may deter a buyer.

The cost of a general home inspection varies, but usually runs $270 to $480 (depending on the size of the home and where it’s located). Buyers typically pay this expense as part of their closing costs. But if you’re selling and are having your home inspected before you put the “for sale” sign out, you’ll be on the hook for the bill.

Specialized inspections are an added expense — typically a few hundred dollars.

You may think a property is your dream home, but you need to go deeper than the mint-condition wood floors and the seemingly new bathroom fixtures . A qualified home inspector can give a property the thorough examination needed to confirm whether or not it truly has good bones.