What the inspector actually checks
A standard buyer inspection covers:
- Roof: Age, remaining life, active leaks, flashing condition
- Foundation and structure: Cracks, settlement, water infiltration
- HVAC: Age, condition, remaining life of furnace and A/C
- Electrical: Panel age, safety, capacity, GFCI/AFCI compliance
- Plumbing: Water pressure, drainage, water heater, visible leaks
- Windows and doors: Seals, operation, moisture damage
- Grading and drainage: Slope away from foundation, gutters
- Attic and insulation: Ventilation, insulation depth, pest evidence
- Appliances: Basic operation of included appliances
What it does NOT cover: things inside walls, sewer lines below grade, hidden mold, septic condition, well water quality, chimney interior. Order those as add-ons if the home warrants them.
What to negotiate — and what to let go
Worth negotiating: - Roof at end of life (<5 years remaining) - HVAC needing replacement (>15 years old, poor condition) - Active water intrusion or foundation cracks - Electrical panel that's a fire risk (Federal Pacific, Zinsco) - Sewer line breaks (get a sewer scope) - Missing safety items (GFCI outlets, water heater strapping)
Not worth negotiating on a resale home: - Minor cosmetic items (chipped paint, loose trim) - Old but functional appliances - Old but working HVAC (unless clearly failing) - Small settlement cracks that aren't structural
Sellers of resale homes are selling 'as-is except for major systems.' Don't hand them a 40-item repair list — they'll counter with 'take it or leave it.'
When to walk away
Walk away if the inspection reveals:
- Foundation issues over $20K unless price adjusts to cover
- Undisclosed water damage (past flooding, mold, unpermitted repairs)
- Structural issues the seller refuses to address
- Termite or wood-destroying-organism damage the seller won't remediate
- Any major system (roof, HVAC, electrical) requiring immediate replacement that the seller won't credit
Inspection contingency exists for exactly this. Use it. Losing $500 on an inspection is infinitely better than losing $50,000 on a bad house.
Is this path right for you?
Frequently asked questions
How much does a home inspection cost?
$400–$700 for a standard single-family inspection. Add-ons: sewer scope ($150–$300), radon ($150), mold ($300+), pool ($200), septic ($250+).
Should I attend the home inspection?
Yes — you'll learn more in 2 hours walking with the inspector than reading the report. Ask questions in real-time.
Can I ask for repairs vs a credit?
Both are options. Credits at closing are usually cleaner — you control the vendor and quality. Seller-completed repairs are often minimum-viable.
Related guides
- The Complete First-Time Homebuyer's Readiness Guide
- How much home you can actually afford
- Pre-approval checklist
- Back to the Knowledge Base
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