What Does a House Inspection Cover? A First-Time Buyer’s Complete Checklist

A house inspection covers the home’s accessible structure, roof, exterior, plumbing, electrical, HVAC, interior, insulation, and ventilation — from the foundation to the chimney. It’s a visual, non-invasive review, meaning the inspector won’t cut walls or move furniture, but they will flag anything that looks broken, worn, or unsafe. Think of it as a doctor’s checkup for the house, not an X-ray.

What Does a House Inspection Cover? The Big Picture

A standard home inspection follows a clear scope of work laid out in the agreement you sign before the inspection. The inspector walks through the house and visually reviews every accessible system: foundation, roof covering, exterior walls, grading, plumbing fixtures, electrical panels, heating and cooling equipment, windows, doors, insulation, and ventilation. They’ll open the electrical panel, run the faucets, test the garage door sensors, and climb into the attic and crawlspace if they’re reachable. What they cannot do is see inside walls, under concrete slabs, or behind stored boxes.

Most inspectors work from a standard home inspection checklist aligned with a national association’s standards of practice. That checklist keeps the review consistent, but every home is different. A 1950s bungalow with a crawlspace will get a different weight of attention than a 2020 townhouse with a heat pump. The point is not to find every possible flaw — it’s to catch significant defects and deferred maintenance before you’re committed.

What Does a Home Inspector Check Inside the House?

They start at the front door and work room by room. Walls, ceilings, floors, windows, and doors get checked for cracks, stains, sticking, loose hardware, and draft gaps. Stairs and railings are tested for stability. Built-in appliances — range, dishwasher, microwave — get run through a basic cycle to confirm they turn on and function at a minimum level. The inspector also checks that smoke and carbon monoxide alarms are present. Missing smoke alarm in a bedroom? That can show up as a $20–$100 fix, but it matters more as a safety item than a cost one.

Visible plumbing gets real attention. The inspector flushes toilets, runs showers, checks under sinks for leaks or corrosion, and looks at the water heater — its age, venting, and pressure-temperature relief valve. A missing PTR valve extension often runs $100–$300 to fix, and it’s a common finding. Electrical panels get opened, breakers get mapped roughly, and a sample of outlets and switches gets tested. A low-voltage outlet in a living room can run $150–$600 to correct, depending on wiring access. The HVAC system is also run through a normal heating and cooling cycle, if outside temperatures allow.

What Is Included in a Home Inspection Report?

You’ll get a narrative report, usually with photos, describing each major system and any defects the inspector found. Items are typically marked by severity: safety hazards, major defects, and recommended maintenance or monitoring. A missing anti-tip bracket on a range could show as a safety item ($100–$300 fix). A pinched duct restricting airflow might appear as a maintenance note ($200–$800 repair). The report won’t tell you to buy or not buy, but it gives you a plain list of what needs repair now, what can wait, and what a specialist should evaluate.

Most reports include a summary section up top with the highest-priority items. Read that summary first. Then read the full comments for each system — that’s where you’ll see the “why” behind a photo. A hallway toilet separating from the floor ($200–$600) could be a loose flange today and a rotted subfloor tomorrow. The report wording matters.

What Are the Basics of a Structural Inspection?

A structural inspection is not a separate engineering review, but structural basics are built into every standard home inspection. The inspector looks at the foundation walls, floor framing, roof framing, and any visible load-bearing components. They check for cracks, bowing, settling, water stains, and any past repairs that look questionable. A foundation crack can run anywhere from $500 to $10,000 depending on type and cause — a hairline shrinkage crack is often cosmetic, while a horizontal crack with bowing is serious.

In the attic, inspectors look at the roof decking, rafter condition, and signs of leaks or inadequate ventilation. In the crawlspace, they check posts, beams, and floor joists for rot or insect damage. Deteriorated decking plank boards might surface as a $300–$2,500 repair. If the inspector sees major structural movement, they may recommend a licensed structural engineer take a closer look.

Which Major Systems Does a Standard Home Inspection Cover?

The roof is one of the biggest-ticket items. Inspectors check the covering material, flashing, gutters, downspouts, and any visible signs of past or active leaks. Missing roof tiles on a corner run $300–$1,500. Gutters that aren’t diverting water away from the foundation can cost as little as $50–$500 to correct, but the water damage they cause over time can run far higher. A full roof replacement ranges $8,000–$25,000, while spot shingle repair is more like $300–$2,500.

Heating and cooling equipment gets checked for age, condition, and basic function. A furnace replacement can run $4,000–$12,000, an AC condenser $3,000–$9,000, and routine HVAC service $150–$500 per visit. The inspector will also note if the AC condensing unit isn’t secured to its mounting pad ($100–$600) or if ducts are pinched and restricting airflow. These are small fixes now, bigger problems later.

What Does a House Inspection NOT Cover?

Hidden defects behind walls, under floors, or in inaccessible areas are outside a standard inspection. If the crawlspace entry is sealed shut, the inspector won’t pry it open. They also don’t test for radon, mold, termites, or septic system condition unless you’ve booked separate specialized inspections. Those services are add-ons. A radon mitigation system runs $800–$2,500, termite treatment $300–$3,000, and a septic repair can hit $2,000–$15,000. If the house has a well, septic, or known moisture issues, ask your agent about adding those inspections.

Cosmetic items like paint color, worn carpet, or outdated light fixtures are also not part of the inspection scope of work. The inspector cares about function and safety, not style.

How to Prioritize What the Inspection Finds

Start with safety hazards. A garage door infrared safety beam incorrectly located ($100–$400 fix), missing carbon monoxide alarms ($50–$300), or high water pressure ($300–$900) all fall here. Then look at any active water issues. An active water leak at a bathtub connection in a crawlspace runs $300–$1,500, but ignored, it becomes a structural problem. Finally, list the deferred maintenance items — deteriorated exterior wood trim ($800–$4,000), cracked stucco openings ($500–$2,500), or a failing brick walkway ($800–$3,000).

Not sure how your findings stack up? Many buyers upload their inspection PDF to a plain-English analyzer to get severity, cost ranges, and next steps in minutes — a fast way to separate deal-breakers from small weekends jobs.

What does a house inspection cover in a typical single-family home?

It covers the foundation, roof, exterior walls and grading, plumbing, electrical, HVAC, attic insulation and ventilation, interior rooms and built-in appliances, and accessible garage components. The review is visual and non-invasive — inspectors don’t move heavy furniture, cut drywall, or dig up the yard.

What is included in a home inspection report?

The report includes narrative descriptions and photos of each major system, with defects marked by severity: safety hazard, major defect, or recommended maintenance. Most reports also have a summary section at the top with the highest-priority items.

What does a home inspector check inside the house?

Walls, ceilings, floors, windows, doors, stairs, railings, outlets, switches, plumbing fixtures, the water heater, the electrical panel, smoke and CO alarms, and built-in appliances. They look for visible defects, function issues, and code-level safety concerns.

How long does a standard home inspection take?

A typical single-family home takes 2 to 3.5 hours, depending on size, age, and crawlspace or attic access. A condo may take less; an older farmhouse with multiple outbuildings takes longer.

Does a home inspection check appliances?

Built-in appliances such as the range, dishwasher, and hood are run through a basic operational check. Freestanding refrigerators, washers, and dryers are often excluded unless the inspection agreement specifically includes them.

What is not covered in a home inspection?

Hidden defects behind walls or under floors, septic and well systems, radon, mold, termites, swimming pools, detached structures beyond the main house, and cosmetic issues. Each of those requires a separate, specialized inspection or test.