Learn · Buying
What to Expect During a Home Inspection
How to find a good inspector, what they actually check, and how to use the report to protect yourself.
A home inspection is the buyer's best tool for understanding exactly what they're buying. It's not a pass/fail test — every home has issues. The goal is to know what they are so you can make an informed decision, negotiate appropriately, or walk away if needed.
Finding a Good Inspector
Don't just pick the cheapest inspector. A good inspection can save you tens of thousands — a bad one can cost you that much.
Use a Friedum-Approved Inspector
Friedum™ maintains a licensed network of certified home inspectors. Every approved inspector on our platform is ASHI or InterNACHI certified, carries errors & omissions insurance, and produces detailed photo-documented reports. They will also tell you directly — based on what they find and the property's characteristics — whether additional specialist inspections (septic, well, chimney, pool, radon, etc.) are warranted. You don't need to guess.
Find an approved inspector on Friedum™ →- ASHI or InterNACHI certification — both require ongoing education and hold inspectors to a code of ethics
- Ask for sample reports — a good inspector produces detailed, photo-documented reports, not checkboxes
- Read reviews specifically for thoroughness, not just friendliness
- Expect to pay $350–$600 for a standard inspection. Larger homes cost more.
- Avoid inspectors referred exclusively by the seller or listing agent — potential conflict of interest
What a Standard Inspection Covers
Roof
Shingles, flashing, gutters, chimney, visible attic from hatch
Foundation & Structure
Visible cracks, settling, framing in accessible areas
Electrical
Panel, wiring type, outlets, GFCI protection, grounding
Plumbing
Pipes, water heater, pressure, drainage, fixtures
HVAC
Heating and cooling systems, age, filter condition, ductwork
Insulation & Ventilation
Attic insulation, vapor barriers, exhaust ventilation
Windows & Doors
Seals, operation, safety glass where required
Exterior
Siding, trim, grading/drainage away from foundation, deck/porch
Garage
Auto-reverse on door, fire separation, electrical
Interior
Ceilings, walls, floors, stairs — visible condition only
Specialist Inspections — and How to Know If You Need One
A general inspection has limits. Many properties require additional specialist inspections depending on age, location, and features. Your Friedum™-approved inspector will walk through the property and advise you directly on which of these are warranted — you won't have to guess based on a checklist.
Common specialist inspections include:
Septic inspection
Required for any home not connected to a municipal sewer system. A septic inspection includes pumping the tank, checking the drain field, and testing the system under load. A failing septic system can cost $5,000–$30,000+ to replace. Cost: $300–$600.
Well water inspection
Required for homes on private well water. Tests for bacteria (coliform), nitrates, pH, hardness, and common contaminants. Some lenders require specific tests. Cost: $100–$400 depending on the panel of tests.
Radon testing
Radon is a colorless, odorless radioactive gas and the second leading cause of lung cancer. Common in certain regions and basement homes. A professional test runs $100–$200. Mitigation costs $800–$2,500 if elevated.
Sewer scope
A camera runs through the sewer lateral to check for root intrusion, breaks, or offset joints. Critical for homes over 30 years old on municipal sewer. Cost: $100–$300.
Mold testing
Warranted when the inspector notes moisture intrusion, musty smells, or visible staining. A specialist collects air and surface samples for lab analysis. Cost: $200–$600.
Termite / wood-destroying organism inspection
Often required by lenders in termite-prone regions. Inspects for active infestation and existing damage. Cost: $75–$150.
Chimney inspection
A Level 2 inspection (camera inside the flue) is recommended if the fireplace will be used. Checks for cracks, blockages, and creosote buildup. Cost: $200–$400.
Pool / spa inspection
A general inspector will note visible issues but will not test equipment. A pool-specific inspector evaluates pumps, heaters, plumbing, and structural integrity. Cost: $100–$300.
Be There During the Inspection
Always attend your inspection. Walking through with the inspector in real time is far more valuable than reading a report later.
- You'll understand the severity of findings in context — not everything in a report is equally concerning
- Ask the inspector directly: 'Is this a safety issue?' and 'What would this cost to fix?'
- Take your own photos alongside the inspector
- Plan for 2–4 hours depending on home size
How to Use the Inspection Report
Prioritize by category
Safety issues (faulty electrical, structural problems, gas leaks) are non-negotiable asks. Major system failures (HVAC, roof, plumbing) are worth significant credits. Cosmetic issues are not repair requests.
Ask for a credit, not repairs
Seller repairs are often done cheaply. A closing credit lets you choose your own contractor. Typical approach: get contractor estimates, ask for 80% of the estimate as a credit.
Know when to walk
If the inspection reveals foundational issues, extensive water damage, or active mold, you may be better off walking away. Your inspection contingency allows you to do this and recover your earnest money.
Never waive inspection on a resale home
In competitive markets, buyers sometimes waive inspection to win a bidding war. This is almost always a mistake on a resale home. New construction with builder warranties is the only case where the calculation is different. The $400 inspection fee is the cheapest insurance you'll ever buy.