If you have never been through a home inspection, the process can feel like a lot. It does not need to be complicated. Here is what actually happens and how to get the most out of it.
Before the inspection
We confirm the appointment and collect the basic property information: age, size, occupancy, and anything you are already concerned about. If you have seller disclosures, send them over. They do not replace the inspection, but they can point us toward areas that deserve a closer look.
Book early in your inspection period. If we find something that needs a specialist, you want enough time to get another opinion before your deadline.
Most single-family homes take about two to four hours. Larger, older, or more complicated properties can take longer.
Should you attend?
Yes, if you can. The report will document the findings, but seeing them in person is more useful. I can show you where the shutoffs are, explain how the major systems work, and put defects into context.
You do not need to follow me for every minute. The inspection requires concentration, and some areas are not safe or practical for a client to enter. If you cannot attend the full inspection, come for the final walkthrough. That is when we go over the important findings and your questions.
What gets inspected
A home inspection is a visual inspection of the accessible parts of the property. We do not cut open walls, move heavy furniture, or damage finishes to see what is behind them.
The inspection generally covers:
- Roof, flashing, gutters, siding, trim, and exterior penetrations
- Foundation and visible structural components
- Main electrical panel, accessible wiring, outlets, and switches
- Visible plumbing, fixtures, drains, water pressure, and water heater
- Heating, cooling, ductwork, and filters
- Attic insulation and ventilation
- Walls, ceilings, floors, windows, doors, stairs, and built-in appliances
- Site drainage and grading around the structure
We operate normal controls and test what is accessible. If a system is shut off, blocked, unsafe, or outside the scope of a general inspection, the report will say so.
What is not included
A general home inspection has limits. Some items require separate licensing, equipment, or specialist knowledge.
- Termites and wood-destroying organisms: handled through a separate termite inspection.
- Sewer line: requires a camera scope through an accessible cleanout.
- Pool and spa equipment: may require a separate pool inspection.
- Chimney interior: a full evaluation requires the appropriate chimney specialist.
- Mold testing: visible moisture conditions can be documented, but laboratory sampling is separate.
- Soil, slope, and major structural movement: may require a geotechnical or structural engineer.
If I see something that needs another professional, I will explain why. I am not going to pretend a general inspection can answer every question.
The walkthrough
At the end, we go through the findings that matter most. I will show you what I found, explain why it matters, and tell you what type of professional should evaluate or repair it when needed.
Not every item is urgent. Some are safety concerns. Some are larger defects. Some are maintenance items or normal wear for the age of the home. The goal is to separate those categories so you are not treating every note in the report the same way.
I will not tell you whether to buy the house. That decision depends on your finances, plans, and tolerance for repairs. My job is to give you clear information so you can make that decision with your agent.
The report
You will receive a digital report with photos and plain-language explanations. Read the full report, with extra attention to safety concerns, major defects, and items that need further evaluation.
A long report does not automatically mean the house is bad. Older homes and complicated properties usually have more items to document. What matters is the type of issue, the likely impact, and what should happen next.
The report is information, not a repair list. You and your agent decide what to ask the seller to address. Focus first on safety, major costs, active damage, and items that could affect the property after closing.
No house is perfect
Every house has findings, including new construction. The purpose of the inspection is not to find a flawless home. It is to identify what is visible, explain the important issues, and help you understand what you are buying.
Ask questions during the walkthrough and after you receive the report. If something is unclear, call me. That is part of the inspection.