A home inspection is like getting a checkup for the house you’re about to buy. A licensed inspector goes through all the critical stuff—foundation, roof, plumbing, electrical systems, and more—to make sure everything’s in decent shape. They look for any hidden issues that could turn into expensive repairs down the road.
It’s not technically required, but skipping it is kind of like buying a car without knowing if it actually works. Sure, they can range $300-600 on average, depending on where you are buying and the property; but ordering one could save you thousands by catching problems early.
It’s a smart move to get one for peace of mind—and negotiating power when you’re finalizing your payment.
What happens in a home inspection?
During a home inspection, the inspector checks various parts of the house to assess its condition. Here’s what typically gets looked at:
- foundation and structure: checking for cracks, settling, and structural integrity
- roof: looking for damage, leaks, missing shingles, and overall wear
- plumbing: inspecting water pressure, leaks, pipes, water heater, and drainage
- electrical systems: examining wiring, outlets, circuit breakers, and grounding for safety and code compliance
- hvac (heating, ventilation, and air conditioning): checking for proper operation, age, and any maintenance needs
- windows and doors: looking for drafts, broken seals, and proper function
- appliances: testing major appliances like stoves, refrigerators, and dishwashers if included in the sale
- attic and basement: checking insulation, signs of water damage, and pest infestations
- exterior: assessing siding, drainage, and the condition of any decks or patios
- pests: looking for signs of termites or other infestations
The most important areas to get checked out are the foundation and roof, as any issues here can lead to costly repairs. Plumbing and electrical systems are also critical due to safety concerns, and problems with the hvac system can be expensive to fix.
Join the inspector on their journey through the home and treat this as your moment to ask a LOT of questions. You’re going to own this place soon enough (if all checks out) and an inspector is a pretty good person to tell you what’s what—maybe you need to replace the AC in a few years, or fix a step so the mail carrier doesn’t break an ankle. Take notes and think about the cost to repair stuff over the next few years (you might need to start saving now).
How much does an inspection cost (and is it worth it)?
Let’s break down some real-world price comparisons to show why getting a home inspection is worth it, especially when it comes to big-ticket items like the roof, plumbing, or HVAC system:
| Item | Cost with Home Inspection | Cost Without Home Inspection (Major Repairs) |
| Roof | ~$400 (included in inspection) | $7,000–$15,000 (roof replacement) |
| Plumbing | ~$400 (included in inspection) | $2,000–$10,000 (major repairs) |
| HVAC System | ~$400 (included in inspection) | $5,000–$10,000 (HVAC replacement) |
| Total Cost | $400 | $14,000–$35,000 |
A $400 home inspection can provide valuable insight into potential repair costs, which may range from $14,000 to $35,000. While the inspection itself doesn’t prevent these repairs, it helps identify issues early, giving you the opportunity to decide whether to negotiate, request repairs, or walk away from the deal. Even if you choose to proceed with the purchase, being informed can help you plan for future costs or adjust your offer to account for necessary repairs. In many cases, this upfront awareness can be crucial for making a more informed decision in the home buying process.
What happens in a home inspection if something needs to be fixed?
So, here’s how it works: during the home inspection, if the inspector finds something that needs fixing (which they almost always do), you have a few options. First, you get the inspection report, which will list everything from minor cosmetic stuff to serious issues.
Now, if something big pops up—like a leaky roof or electrical problems—you can usually go back to the seller and ask them to fix it before closing. Sometimes they’ll agree, sometimes they won’t. Instead, they might offer you a credit at closing so you can handle the repairs yourself after you move in. Or, if it’s a competitive market, they might say, “take it or leave it,” and you’ll have to decide if the house is still worth it.
Pro tip: Don’t get hung up on the small stuff like peeling paint or loose doorknobs. Focus on the expensive, safety-related fixes. Those are the ones that could cost you big later on. Plus, it gives you more negotiating power if it’s something that’ll need major attention. Always prioritize foundation, roof, electrical, plumbing—things that aren’t just cosmetic.
Does location factor into what I should get inspected on my potential home?
Climate-Related Concerns:
- Water damage: Baton Rouge, LA – Due to high rainfall and flooding risks, inspect for water damage and mold issues.
- Roof and foundation: Saint Paul, MN – In this city with heavy snowfall, check for roof and foundation damage due to snow and ice.
3. Soil and Foundation:
- Expansive soil: Austin, TX – Clay soil in this area can cause foundation issues, making a thorough foundation inspection important.
- Seismic zones: Seattle, WA– In this earthquake-prone area, inspect for seismic retrofitting and structural integrity.
4. Local Building Codes and Practices:
- Older homes: Harrisburg, PA – Historic homes in this city may need inspections for old wiring, plumbing, and structural integrity.
- Newer construction: Denver, CO – Ensure that new builds meet current building codes and standards in this rapidly growing city.
5. Natural Disasters:
- Hurricanes/tornadoes: Montgomery, AL – Inspect for storm damage resilience and the integrity of storm protection features in this tornado-prone city.
- Wildfires: Boise, ID – In a wildfire-prone area, check for fire-resistant materials and assess any potential damage from past fires.
How long does a home inspection take?
A home inspection usually runs about 2 to 4 hours. How long it takes can depend on a few things: bigger homes with more space or stories can take longer, as can older or poorly maintained homes with more issues. If the house has complex systems—like a fancy HVAC setup or a lot of plumbing—that can also stretch out the time. Inspectors who are super detailed might take longer too. So, while most inspections fit within that 2 to 4-hour window, the specifics of the home and what’s being checked can make it a bit shorter or longer.
What part of my budget should I factor home inspection costs into?
The cost of a home inspection, which generally ranges from the low to high hundreds depending on the home’s size and location, is usually due when the inspection takes place, after your offer is accepted but before closing, so. It’s best to include this expense in the “Home Buying Costs” section.. Other expenses in the “Home Buying Costs” section include the appraisal fee, and your earnest money deposit.
If you’re ready to start your journey to homeownership, get pre approved with Tomo Mortgage today.
