Buyer’s Guide to Home Inspections

Not every property needs every inspection on this list. The inspections a buyer chooses should depend on the home’s age, location, condition, systems, property type, and any concerns discovered during the initial inspection.

Most inspections are not intended to be pass/fail. Their purpose is to give you a clearer, more complete picture of the property you are purchasing. Inspection results can serve as valuable information-gathering tools and, when appropriate, may also help guide repair requests or negotiations.

For easy reference, the inspections shown in red are the ones I most commonly see buyers choose. All other inspections are optional, but I typically only see them when there is a specific concern. Every property is different, and you can schedule as few or as many inspections as you feel are appropriate for your purchase.

A home inspector can only report on the condition of the home at the time of the inspection. They cannot predict when a system may fail or what issues could arise in the future. Their job is to provide you with a general picture of how the home and its major components are functioning today.

A general home inspection is just that — general. If you have concerns about a particular system or want a more detailed, expert opinion, it is important to hire the appropriate specialist. An HVAC technician, roofer, electrician, plumber, septic professional, structural engineer, or other qualified professional can provide a much more in-depth evaluation of their specific area of expertise.

Think of your general home inspection as a starting point. From there, you can decide whether additional specialty inspections would help you feel informed and confident about the property you are purchasing.

Depending on the type of financing, you may be required to have certain inspections. For example, wood destroying organisms inspection, septic inspection, and well water quality test are all common requirements for certain loan types. It is important to know what will be required by your lender before going under contract so these inspections can be of top priority, and not wait until the last minute.

It is also important to understand that an inspection is different from an appraisal. An appraisal is a valuation of the property completed by an independent third party, typically on behalf of your lender. While an appraisal may identify certain conditions that must be repaired before financing can be completed, the appraiser's role is not to determine whether the home is free from defects or problems.

As the buyer, it is your responsibility to complete your own due diligence. Inspections, testing, and specialty evaluations give you the opportunity to learn as much as possible about the home before moving forward with your purchase.

General Property Inspections

•  General Home InspectionA broad evaluation of the home’s major systems and components, including the roof, foundation, electrical, plumbing, HVAC, walls, ceilings, floors, windows, doors, appliances, attic, crawlspace, and more.

•  New Construction InspectionAn independent inspection of a newly constructed home to identify defects, incomplete work, or installation issues before closing.

•  Pre-Drywall InspectionCompleted during new construction before insulation and drywall are installed, allowing the inspector to evaluate framing, plumbing, electrical, HVAC components, and other systems that will later be concealed.

•  Final New Construction InspectionPerformed once construction is substantially complete and before closing.

•  11-Month Warranty InspectionCompleted near the end of a builder’s one-year warranty period to identify defects that may qualify for warranty repair.

•  Structural InspectionEvaluates the structural integrity of the home, including framing, beams, load-bearing components, and signs of movement or deterioration.

•  Structural Engineer EvaluationA more specialized evaluation performed by a licensed structural engineer when there are concerns about foundations, settlement, framing, load-bearing walls, or other structural issues.

Foundation & Drainage

•  Foundation Inspection

•  Basement Inspection

•  Crawlspace Inspection

•  Drainage Evaluation

•  Grading Evaluation

•  Retaining Wall Inspection

•  Slope Stability Evaluation

•  Erosion Evaluation

  
  

These inspections may be especially important if there are visible cracks, moisture problems, sloping floors, retaining walls, steep property grades, or evidence of soil movement.

Roof & Exterior

•  Roof Inspection A detailed evaluation of shingles or roofing material, flashing, vents, penetrations, drainage, visible damage, and remaining roof life.

•  Chimney Inspection

•  Fireplace Inspection

•  Masonry Inspection

•  Siding Inspection

•  Stucco Inspection

•  EIFS/Synthetic Stucco Inspection

•  Exterior Envelope Inspection

•  Window Inspection

•  Deck Inspection

•  Balcony Inspection

•  Porch Inspection

  
  

Plumbing & Water

•  Plumbing Inspection

•  Sewer Scope / Sewer Camera InspectionA camera is inserted into the sewer line to look for cracks, roots, blockages, deterioration, bellies, offsets, or other problems.

•  Septic System Inspection

•  Septic Tank Pumping

•  Septic Drain Field Evaluation

•  Private Well Inspection

•  Well Flow / Yield Test

•  Well Water Quality Test

•  Municipal Water Quality Test

•  Water Pressure Test

•  Water Heater Inspection

•  Water Softener Inspection

•  Whole-House Water Filtration System Inspection

•  Backflow Prevention Inspection

•  Sump Pump Inspection

•  Drainage System Inspection

Environmental & Health-Related Testing

•  Radon Test

•  Mold Inspection

•  Mold Air Quality Testing

•  Moisture Inspection

•  Lead-Based Paint Inspection

•  Lead-Based Paint Risk Assessment

•  Asbestos Inspection

•  Indoor Air Quality Testing

•  Carbon Monoxide Testing

•  Volatile Organic Compound – VOC Testing

•  Formaldehyde Testing

•  Methamphetamine Contamination Testing

•  Contaminated Soil Testing

•  Underground Storage Tank Evaluation

•  Environmental Site Assessment

Pest & Wood-Destroying Organisms

•  Termite Inspection/ Wood-Destroying Organism Inspection – WDO/WDI

•  Rodent Inspection

•  Wildlife Intrusion Inspection

A wood-destroying organism inspection may include termites as well as other insects or organisms capable of damaging wood.

Electrical Systems

•  Electrical Inspection

•  Electrical Panel Inspection

•  Service Capacity Evaluation

•  Knob-and-Tube Wiring Evaluation

•  Aluminum Wiring Evaluation

•  Grounding and Bonding Evaluation

•  Generator Inspection

•  Whole-House Generator Inspection

•  Solar Panel System Inspection

•  Battery Storage System Inspection

•  Electric Vehicle Charger Inspection

A licensed electrician may be recommended when the general home inspector identifies electrical concerns.

Heating, Cooling & Mechanical Systems

•  HVAC Inspection

•  Furnace Inspection

•  Air Conditioner Inspection

•  Heat Pump Inspection

•  Boiler Inspection

•  Radiant Heating Inspection

•  Geothermal System Inspection

•  Ductwork Inspection

•  Duct Leakage Testing

•  Mini-Split System Inspection

•  Whole-House Ventilation System Inspection

  
  

Gas, Propane & Fuel Systems

•  Natural Gas System Inspection

•  Gas Leak Test

•  Propane System Inspection

•  Propane Tank Inspection

•  Fuel Oil Tank Inspection

•  Buried Fuel Tank Inspection

•  Gas Appliance Inspection

•  Gas Fireplace Inspection

  
  

Pools, Spas & Outdoor Features

•  Swimming Pool

•  Spa / Hot Tub Inspection

•  Pool Equipment Inspection

•  Pool Leak Detection

•  Pool Barrier / Safety Inspection

•  Irrigation / Sprinkler System Inspection

•  Landscape Drainage Inspection

•  Outdoor Lighting Inspection

  
  

Additional Structures

•  Detached Garage Inspection

•  Workshop Inspection

•  Barn Inspection

•  Shed Inspection

•  Guest House Inspection

•  Accessory Dwelling Unit – ADU Inspection

•  Pool House Inspection

•  Greenhouse Inspection

•  Pole Barn Inspection

•  Agricultural Building Inspection

  
  

Specialty Property Inspections

•  Log Home Inspection

•  Historic Home Inspection

•  Manufactured Home Inspection

•  Mobile Home Inspection

•  Modular Home Inspection

•  Condo Inspection

•  Townhome Inspection

•  Multi-Family Property Inspection

•  Commercial Building Inspection

•  Farm or Agricultural Property Inspection

• Structural Engineering Report (Required for some loan types)

  
  

Land & Site Evaluations

•  Property Survey

•  Boundary Survey

•  Flood Elevation Certificate

•  Topographical Survey

•  Perc Test

•  Drainage Study

•  Erosion Evaluation

•  Sinkhole Evaluation

•  Mine Subsidence Evaluation

  
  

Trees & Landscaping

•  Arborist Inspection

•  Tree Health Evaluation

•  Hazardous Tree Assessment

•  Root Intrusion Evaluation

•  Landscape Drainage Evaluation

•  Irrigation System Inspection

An arborist inspection can be especially helpful when large or mature trees are located close to the house, driveway, septic system, sewer line, or other structures.

Fire & Safety Systems

•  Fireplace Inspection

•  Chimney Inspection

•  Smoke Detector Evaluation

•  Carbon Monoxide Detector Evaluation

•  Fire Sprinkler System Inspection

•  Security System Inspection

•  Radon Mitigation System Inspection

  
  

Specialized Technology & Equipment

•  Solar Panel Inspection

•  Solar Roof Inspection

•  Home Elevator Inspection

  
  

Additional Due Diligence Buyers May Consider

These items may not technically be considered "home inspections," but they can be an important part of a buyer’s property investigation.

•  Property Survey

•  Flood Zone Verification

•  Insurance Quote / Insurability Review

•  CLUE or Insurance Claims History Review, if available

•  Permit History Review

•  Building Code / Open Permit Review

•  Zoning Verification

•  HOA Document Review

•  Condo Association Document Review

•  Special Assessment Review

•  Property Tax Review

•  Utility Cost Review

•  Septic Records Review

•  Well Records Review

•  Termite Treatment History Review

•  Environmental Records Review

•  Flood History Review

•  Previous Inspection Report Review, if available

• 
  

Common Inspections Buyers Most Frequently Consider

For a typical residential purchase, buyers may want to discuss:

•  General home inspection

•  Termite/WDO inspection

•  Radon testing

•  Sewer scope

•  Septic inspection, if applicable

•  Well inspection and water testing, if applicable

•  Mold inspection or testing when concerns are present

•  Chimney/fireplace inspection

•  Roof inspection

•  HVAC inspection

•  Structural or foundation inspection when concerns are present

•  Pool/spa inspection, if applicable

•  Lead-based paint inspection for older homes

•  Asbestos testing when appropriate

•  Arborist/tree inspection when large trees present a concern

  
  

Important REMINDER

A general home inspector evaluates many components of the property but may recommend additional evaluation by a specialist. Buyers should carefully review the inspection report and consider obtaining further evaluations from appropriately licensed or qualified professionals before the expiration of their inspection or due-diligence period.

The buyer ultimately decides which inspections, tests, surveys, and evaluations they would like to perform.