Important Legal Notice
Disclaimer: This article provides general educational information about real estate and housing in the United States and should not be construed as legal, financial, tax, or real estate advice. Real estate laws, mortgage regulations, tax codes, and housing requirements vary by state, county, and municipality and are subject to change.
Professional Consultation Required: Before making any financial decisions related to real property, renting, buying, or investing, you must consult with licensed professionals, including but not limited to:
- A licensed real estate attorney admitted to practice in your state
- A licensed real estate agent or broker
- A qualified mortgage lender or loan officer
- A certified public accountant (CPA) or tax advisor
- A licensed home inspector (for property purchases)
Verify Current Laws: Federal, state, and local real estate laws change frequently. Always verify current regulations on official government websites, including HUD.gov, ConsumerFinance.gov, and your state's official real estate commission website before proceeding with any transaction.
No Attorney-Client Relationship: Reading this article does not create an attorney-client relationship, professional advisory relationship, or fiduciary duty of any kind.
A professional home inspection is one of the most important steps in the home buying process. According to the Consumer Financial Protection Bureau (CFPB), home inspections typically cost $300-500 and can identify issues that save you thousands in unexpected repairs.
Many home buyers attend their inspection but struggle to understand which findings are serious concerns versus routine maintenance items. Understanding what inspectors evaluate and how to interpret their findings helps you make informed decisions about your purchase.
Common inspection findings and their significance:
- A) Hairline foundation cracks (less than 1/8 inch) - Usually minor, monitor for changes
- B) Active roof leak with water stains - Serious issue requiring immediate attention
- C) GFCI outlets missing in bathrooms - Safety code issue, relatively inexpensive to fix
- D) Furnace manufactured in 2009 - Aging system, assess remaining lifespan
Understanding the difference between critical safety issues, significant repairs, and minor maintenance items helps you evaluate properties effectively and negotiate appropriately.
Understanding Inspection Findings by Severity
Organizing inspection findings by severity helps you prioritize issues and make informed decisions.
Tier 1: Safety-Critical and Major Structural Issues These items indicate serious problems that require immediate attention or expensive repairs:
- Active roof leaks with interior water damage
- Foundation cracks wider than 1/4 inch with displacement
- Electrical panel with double-taps, burned connections, or federal panel recalls
- Plumbing with active leaks, galvanized pipe deterioration, or sewer line failure
- HVAC with cracked heat exchanger (carbon monoxide risk)
- Mold covering 10+ square feet
- Structural settlement or sagging
- Termite damage to structural elements
Even major findings aren't necessarily deal-breakers. You can use them to negotiate price reductions, request repairs, or ask for seller credits. Get repair estimates to understand the true cost before making decisions.
Tier 2: Significant Issues Requiring Repair These findings typically require repair but are often manageable through negotiation:
Examples:
- Roof nearing end of life (3-5 years remaining)
- HVAC system over 15 years old but functioning
- Water heater over 10 years old
- Grading issues causing minor drainage problems
- Older electrical service (100-amp vs modern 200-amp)
- Windows with broken seals (condensation between panes)
- Deck with structural concerns but no immediate danger
- Crawl space moisture without structural damage
Strategy: Get professional repair estimates, then negotiate with the seller for price reductions, repair credits, or having the work completed before closing. These issues affect property value but don't necessarily make a home unbuyable.
Tier 3: Routine Maintenance Items These findings are typical wear-and-tear or deferred maintenance:
- Minor plumbing drips
- GFCI outlets missing (easily added for $150-300)
- Gutters needing cleaning
- Caulking deterioration
- Minor siding damage
- Cosmetic drywall cracks
- Non-functioning light fixtures
- Missing downspout extensions
Tier 3 items are normal in most homes and part of regular homeownership. They typically don't warrant major price negotiations but should be budgeted for future maintenance.
Room-by-Room Inspection Areas
Understanding what inspectors examine in each area helps you follow along during the inspection and ask informed questions.
Exterior Foundation (12 critical checks):
- Foundation material type and condition
- Crack width, length, and pattern
- Settlement indicators
- Drainage grading (should slope away 6 inches per 10 feet)
- Efflorescence (white mineral deposits indicating moisture)
- Foundation vents functioning
- Crawl space access availability
- Visible pest/termite damage
- Brick or masonry deterioration
- Foundation anchoring (earthquake-prone areas)
- Soil contact with wood framing (termite invitation)
- Expansive soil indicators
Inspectors spend significant time on foundations because foundation problems can affect the entire structure and be expensive to repair.
Roof System (18 critical checks):
- Roof material type and age
- Shingle condition (curling, missing, algae growth)
- Flashing integrity around chimneys, vents, valleys
- Gutter and downspout condition
- Soffit and fascia integrity
- Roof ventilation adequacy
- Evidence of past leaks
- Structural sagging
- Chimney condition
- Satellite dish/antenna mounting damage
- Tree limb proximity
- Moss/debris accumulation
- Ridge vent function
- Attic ventilation (1 sq ft per 150 sq ft attic space)
- Attic insulation depth and type
- Vapor barrier presence
- Attic moisture/mold indicators
- Roof decking condition (if visible)
Roof replacements are expensive, typically costing several thousand dollars or more depending on size and materials. Understanding the roof's age and condition helps you budget for future replacement.
Electrical System (24 critical checks):
According to the U.S. Fire Administration, electrical fires are a leading cause of residential fires. Inspectors carefully evaluate electrical systems for safety hazards.
- Panel type, age, and manufacturer
- Federal Pacific or Zinsco panels (recalled, dangerous)
- Aluminum wiring presence (fire hazard)
- Service capacity (100A, 150A, 200A)
- Circuit breaker labeling accuracy
- Double-tapped breakers
- Proper wire sizing for breaker ratings
- GFCI outlets in wet areas (bathrooms, kitchen, exterior)
- AFCI breakers in bedrooms
- Grounding system integrity
- Three-prong vs two-prong outlets
- Outlet functionality in every room
- Light switch operation
- Evidence of overheating
- Junction box covers present
- Wire insulation condition
- Knob-and-tube wiring (obsolete, dangerous)
- Outdoor outlet condition and GFCI protection
- Subpanel connections
- Smoke detector presence and operation
- Carbon monoxide detector presence
- Service mast condition
- Meter base integrity
- Evidence of DIY electrical work (often non-code)
Local building codes and national electrical standards guide what inspectors look for. Understanding these standards helps you evaluate electrical safety in the home.
Mechanical Systems Inspection
Major home systems like HVAC and plumbing represent significant replacement costs. Thorough inspection of these systems helps you avoid expensive surprises.
HVAC System (16 critical checks):
- Furnace age and manufacturer
- Heat exchanger condition (cracks = CO risk)
- Burner flame pattern and color
- Air filter condition
- Ductwork insulation and sealing
- Air conditioning condenser age and condition
- Refrigerant lines integrity
- Condensation drain function
- Thermostat operation
- Airflow volume adequacy
- Temperature rise/drop measurements
- Supply and return vent balance
- Combustion air supply adequacy
- Flue pipe condition and slope
- Gas line connections security
- System maintenance evidence
HVAC systems are expensive to replace. Knowing the system's age and condition helps you plan for future costs and negotiate appropriately.
Plumbing System (22 critical checks):
- Water supply line material (copper, PEX, galvanized)
- Galvanized pipe deterioration indicators
- Water pressure measurement
- Drain waste vent (DWV) material and condition
- Evidence of leaks under sinks
- Toilet function and sealing
- Shower/tub drainage
- Water heater age, type, capacity
- Temperature pressure relief valve operation
- Water heater venting (gas units)
- Expansion tank presence (required in some areas)
- Main water shutoff location and operation
- Sewer line material and condition
- Sump pump function (if present)
- Well system function (if applicable)
- Septic system age and permit records
- Fixture shut-off valve operation
- Cross-connection hazards
- Backflow prevention
- Gas line material and connections
- Evidence of frozen pipe damage
- Water quality observations
Interior Inspection Areas
Inspectors evaluate interior components for both safety and functionality:
Windows and Doors (12 checks):
- Window operation smoothness
- Lock functionality
- Broken seals (condensation between panes)
- Frame rot or deterioration
- Door operation and alignment
- Exterior door weatherstripping
- Security (deadbolts on exterior doors)
- Screen condition
- Caulking integrity
- Glass cracks
- Storm door condition
- Threshold condition
Interior Walls, Ceilings, Floors (19 checks):
- Drywall cracks (size, location, pattern)
- Water stains indicating active or past leaks
- Paint condition
- Flooring type, condition, and levelness
- Floor squeaks and soft spots
- Carpet wear and staining
- Tile cracking or looseness
- Hardwood cupping, crowning, or gaps
- Basement moisture or efflorescence
- Mold or mildew presence
- Insulation adequacy
- Ventilation sufficiency
- Smoke detectors in bedrooms and hallways
- CO detectors near sleeping areas
- Fireplace/chimney function and safety
- Stairway integrity and handrail security
- Attic access and condition
- Built-in appliance function
- Garage door opener safety sensors
Pre-Inspection Walk-Through Tips
Before the professional inspection, conduct your own preliminary assessment during property viewings:
- Run every faucet - Test hot and cold water, check pressure, look for leaks
- Flush every toilet - Listen for running water afterward, check seals
- Test outlets - Use a phone charger to verify outlets work
- Open every window - Windows should operate smoothly and lock properly
- Turn on HVAC - System should respond promptly
- Check for water stains - Look at ceilings, under sinks, around windows
- Look for cracks - Note foundation, wall, and ceiling cracks (size and location)
- Test garage door - Safety sensors should stop door when interrupted
Resources for understanding inspections:
- HUD Home Inspection Guidance - Federal standards for home inspections https://www.consumerfinance.gov/owning-a-home/close/schedule-a-home-inspection/ - What to expect from inspections
- EPA Mold Resources - Identifying and addressing mold issues
- USFA Electrical Safety - Electrical fire prevention
Professional inspections help you understand property condition, negotiate repairs or price adjustments, and avoid unexpected expenses. The 156-item checklist represents comprehensive areas inspectors evaluate to protect your investment.