What a home inspection covers, and what it leaves out

The general inspection

A general home inspection is a visual review of the parts of a house that can be seen and reached safely. Inspectors usually look at the roof covering, exterior, foundation where visible, attic, plumbing fixtures, electrical panel and a sample of outlets, heating and cooling equipment, windows, doors and interior surfaces. The result is a written report, often with photos.

Licensing rules for inspectors vary by state. Some states license them and set standards of practice, while others do not. Ask what standards an inspector follows and what the report will include.

What it leaves out

A general inspection does not open walls, move furniture, or dig up pipes. Problems hidden behind finished surfaces can go unnoticed. Inspectors also tend to note a concern and recommend a specialist, rather than diagnose it fully. Read those recommendations as instructions to follow up.

Specialist inspections

Depending on the house and what the general inspection finds, you might add:

• Sewer line camera inspection to see the inside of the main drain, which matters most in older homes with trees nearby.
• Structural engineer review for foundation cracks, sagging floors or a wall you hope to remove.
• Roof inspection by a roofer when the roof is older or hard to see.
• Wood-destroying insect inspection, which some lenders require in some areas.
• Radon testing, since the gas has no smell and can only be found by testing.
• Mold assessment where there are signs of long-term moisture.

Older homes

Houses built in the United States before 1978 may contain lead-based paint. Federal EPA rules generally require that contractors paid to disturb painted surfaces in those homes are certified in lead-safe work practices. Older homes may also contain asbestos in some flooring, insulation, pipe wrap or ceiling textures. Testing by an accredited professional before demolition is the safe approach. Your state environmental or health agency can explain local rules.

Reading the report

Inspection reports can run long, and most items are minor. Sort them into three groups:

1. Safety issues and major systems: structure, roof, electrical hazards, gas, water intrusion, sewer.
2. Items that will be replaced anyway as part of your planned renovation scope.
3. Small repairs and maintenance notes that go on the punch list.

The first group shapes the decision to buy and the budget. The second confirms your plan. The third rarely changes either, though it adds up.

Thinking ahead to the buyer's inspection

When you sell, the buyer will likely hire an inspector too. Work done without permits, or problems you covered up instead of fixing, tend to surface then. Fixing things properly, with permits and records, makes the sale process smoother. See the permits guide for why.