What Inspections Are Needed When Buying a Home

Buying a new house is an exciting time. You’ve likely spent years saving for a down payment on your future home, making your purchase both a major milestone and one of the largest financial investments you’ll make. That’s why house buying can be such an emotional process, and why it’s so critical that you take steps to protect your investment.

While it’s easy to get lost daydreaming over how good your favorite chair will look in your new living room, it’s important not to overlook what could be lurking just beneath the surface. From faulty wiring to structural issues or mold, a single unknown issue is enough to turn your dream home into a living nightmare. Home inspections are a way of avoiding the unexpected and eliminating unpleasant surprises before they cause long-term harm or cause you to spend money on a home that's completely wrong for you. Here’s everything you need to know about what inspections you need to prioritize so you can proceed with your home-buying experience confidently.

Why Home Inspections Are Important

The purchase of a new house is one of the largest investments you'll ever make. That’s why it’s critical that you ensure you’re spending your money wisely. A home inspection can uncover hidden problems that could cost you thousands of dollars if ignored. As a buyer, you won’t generally check out the attic or crawl space of a home, meaning you could miss critical issues or areas in need of repair. Home inspectors thoroughly explore these areas of a home and more and report on their condition.

Some of the typical hidden issues you might not see during an open house include:

• Roof leaks
• Foundation cracks
• Outdated electrical wiring
• Plumbing issues
• Hidden mold
• Pests

American Home Shield, a home warranty company, questioned over 1,000 homeowners in 2024 and discovered that an astonishing 92% of them experienced issues with their new homes in the first year. The problems they faced, like leaks, faulty windows, and outdated wiring or electrical panels, are all avoidable with the right inspections.

Standard Home Inspection

Every homebuyer should at least invest in a standard home inspection. Your inspector will provide you with a comprehensive overview of your property's current condition, so you know exactly what you're buying. These types of inspections examine critical components of the house, including structural aspects, plumbing and electrical systems, HVAC (heating, ventilation, and air conditioning), roofing, insulation, and major appliances.

But what do home inspectors look for? Some of the items they'll inspect on the property are:

• Structural: Inspecting the foundation, walls, floors, ceilings, and roof for any visible signs of deterioration and structural-related issues.
• Electrical System: Ensuring electrical wiring, outlets, panels, and circuit breakers for function and safe operation.
• Plumbing System: Inspecting pipes, fixtures, water heaters, and drainage systems for leaks, corrosion, or contaminants.
• HVAC System: Inspecting heating and cooling systems for efficiency, operation, and functional flow.
• Interior and Exterior Features: Inspecting doors, windows, stairs, decks, and garages for safety issues and functional problems.
• Appliances and Fixtures: Testing built-in kitchen appliances, smoke alarms, carbon monoxide alarms, and other installed items.

Home inspections are thorough and typically last two to four hours, depending on the home’s size. You'll pay between $300 and $500 on average, depending on the location and size of the property. Following the inspection, the inspector provides you with a detailed report that summarizes issues and recommended next steps, along with photos and descriptions. The report is an essential tool you can use to negotiate credits with the seller, budget for repairs, or even consider looking at other properties if the issues are too significant.

Specialized Inspections to Consider

A standard home inspection provides you with a basic understanding of a property's condition. However, the scope of a home inspection can be limiting, especially depending on where you live or how old the property is. You may need to add on additional inspections or services to get a more in-depth understanding of the property, such as the sewer line or septic tank, chimney, electrical system, or energy efficiency.

1. Radon Inspection

Radon is a colorless, odorless radioactive gas that naturally occurs due to decaying uranium in the soil. Exposure to high levels of radon has been proven to create a heightened risk of lung cancer, risk so alarming that the Environmental Protection Agency (EPA) has a National Radon Action Plan to manage high indoor radon levels.

Radon testing involves placing a specialized detector in the home's lowest living area and monitoring the radon levels for 48 hours. Homes with basements, or those located in a naturally high radon area, are especially vulnerable. Radon testing can cost anywhere from $150 to $450, depending on the size, age, and layout of your home, and it should be done every two years.

2. Termite and Pest Inspection

Wood-destroying insects, such as termites, carpenter ants, and wood-boring beetles, can cause extensive structural damage without ever being spotted by the untrained eye. Pest inspectors are trained to look for signs of active or inactive infestation, such as mud tubes, wood damage, or insect waste.

Inspectors also evaluate and report on conditions that can promote future pest infestation, such as water accumulation and wood-to-ground contact. Pest inspection runs from $75 to $325 and is a necessity in humid climates or where termites are known to exist.

3. Mold Inspection

Mold can grow unnoticed in damp places and lead to health issues like allergies, respiratory infections, and asthma attacks. A mold inspector conducts a visual inspection but also collects air and surface samples. All homes are at risk of mold, but particularly those that have experienced water damage or leaks or have a basement or poor ventilation. A mold inspection may cost between $200 and $600, based on the size of the property and the amount of air or surface samples collected.

4. Sewer and Septic Inspection

A damaged sewer or septic system can lead to costly repairs and may even pose a health risk. Sewer inspectors use a special scope camera to check pipes for blockage, leaks, cracks, and root penetration. A septic inspector checks the condition and function of the septic tank and that of the associated drain field. These inspections can cost anywhere from $250 to $600.

5. Drone Roof Inspection

A home inspector typically always looks at the overall condition of your roof, they'll assess shingles, flashing, gutters, chimneys, and attic ventilation for damage or deterioration. However, there are conditions, such as high winds or rain or being covered in snow, that prevent that from happening. In those cases, the inspector will likely omit the roof portion of the inspection and if you’re lucky, they’ll reschedule to a day where the conditions are better to complete the roof portion of the inspection. This is where a drone roof inspection becomes critical. Most home inspectors are not equipped with this type of inspection technology, so those who are come in high demand. Drones allow inspectors to give a thorough examination of the roof’s condition, recording live video and taking photos of any areas of concern, all from the safety of the ground. This gives inspectors the ability to safely and more accurately perform roof inspections in harsh weather conditions and for steep or high-pitched roofs that are hard to access safely.

Reading and Understanding Your Inspection Report

It's normal to feel out of your depth when you first receive your home inspection report. It can be lengthy, detailed, and contain language you're not familiar with.

Make sure you find the summary page first. This is where you can read the inspector's key findings. You'll see major defects and issues that require immediate attention. Look out for phrases like "safety hazard" or adjectives like "significant" because these will show where the most severe problems lie.

Now that you know the basics, go through each item in detail, ranking issues as follows:

• Major issues: These include structural problems, faulty wiring, roof leaks, foundation issues, or extensive plumbing repairs. Costly concerns like this may influence your purchase decision significantly.
• Minor issues: Cosmetic problems or small repairs like chipped paint, loose fixtures, or minor leaks cost less to address. Check that you’ll have the budget to handle these after purchasing the property.
• Maintenance tips: Take note of any general maintenance tips that the inspector offers to help keep the home in good condition down the road.

You can call your inspector to have any terms or results explained that you do not understand. Most inspectors are happy for the chance to clarify their findings or offer suggestions for additional action. Attending the last 30 minutes of the inspection allows you time with your inspector to ask questions and have them walk you through any key findings, without disrupting their process.

Having your inspection report puts you in a better position to negotiate with the seller. You can request repairs or potentially negotiate a price reduction or credits from the seller. And of course, you can even withdraw your offer if major issues seem too costly or risky.

Negotiating with Inspection Results

When major concerns arise, you can use your inspection report to negotiate more favorable terms or ask for repairs essential to closing the sale. Of course, you’re not required to negotiate. If you’re happy and the findings of the inspection aren’t too worrisome or costly, you can move forward with the sale as planned. Remember, negotiations can be risky depending on the market. In some situations, the seller holds the power and could simply choose to sell to a buyer who is satisfied with the current condition of the home.

If your inspection report is packed with minor repairs that you can tackle fairly easily, it’s usually not worth disrupting the sale. However, if there are more severe issues that need to be addressed, like active leaks or a roof that needs repairing, here’s how you can try to negotiate your inspection findings:

1. Make a Priority List

Not all property issues are equal. Successful negotiations will focus on major safety concerns, structural issues, or repairs with a high price tag. Roof replacements or a full rewiring job fall into this category. Sellers are more likely to be open to addressing high-priority issues that substantially impact the habitability and safety of the home.

2. Request Repairs or Credits

When negotiating with your inspection results, you have two options:

• Request Repairs: Ask the seller to invest in specific repairs before closing. Make sure all repairs are completed by licensed professionals, and request documentation or receipts as proof.
• Request Credits: Alternatively, ask for monetary credit toward closing costs or a reduction in the purchase price, which will allow you to make repairs after the sale.

3. Be Reasonable and Flexible

Negotiate openly and in good faith. Sellers are more likely to respond to buyers who make reasonable, well-documented asks that are supported by the inspection report. Showing a willingness to compromise can result in more positive outcomes.

4. Talk to Your Real Estate Agent

Your real estate agent is your best ally in such negotiations. They know how to express concerns effectively and promptly and push you toward a fair solution. Use their local market experience and knowledge to negotiate strategically.

Knowing how to use inspection results to your advantage can both save you money and remove some of the aggravation from the home purchasing process. Your home inspection report is the tool that holds all of the evidence that you need to better manage your budget while still aiming for the home of your dreams.

Choosing the Right Home Inspection Company

Buying a home is a big step, and having the right home inspection company by your side can make all the difference. A thorough and professional inspection helps uncover hidden issues, giving you the confidence to move forward with your purchase.

WIN Home Inspection is the #1 ranked home inspection company in the U.S., trusted by home buyers nationwide. Our certified inspectors are known for being friendly, prompt, and incredibly thorough. We offer a wide range of services beyond the standard inspection, including Radon Testing, Mold Sampling, Sewer Scope, and Drone Roof Inspections. Whether you're buying your first home or your forever home, we help you see more clearly.

At WIN, we make it easy to understand your inspection results with detailed, easy-to-read reports. These reports include photos, summaries, and recommendations that help you prioritize repairs and negotiate with confidence. Let’s make your home-buying experience as smooth and informed as possible.