What is a home inspection?

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A home inspection is a detailed examination of a property to identify potential problems. Conducted by a professional inspector, its purpose is to find issues that could impact the health and safety of residents or require expensive repairs. The inspection looks at various components of the home, including the roof, foundation, plumbing, electrical wiring, and heating systems. Advanced technology like drones and thermal imaging may be used to find hidden problems. The inspector's findings are compiled into a comprehensive, easy-to-read report that details every issue, from minor to significant, with accompanying images for reference.

A home inspection is invaluable for both buyers and sellers. For buyers, it provides a thorough understanding of the property's condition, helping them make an informed purchasing decision. The report can also be used to negotiate repairs or a lower price. For sellers, a pre-listing inspection can give them a realistic idea of their home's condition, allowing them to make any necessary repairs beforehand. This can provide added confidence to potential buyers and may help the home sell faster. After the inspection, the inspector will walk through the home with you and your agent to explain the general condition and discuss any major issues that need immediate attention, as well as items that may require ongoing maintenance.

A condo inspection primarily focuses on the interior of the individual unit, since the building's exterior, roof, foundation, and common areas are typically maintained by a homeowners' association (HOA). The inspector will examine the unit's electrical, plumbing, and HVAC systems, as well as appliances, windows, and doors within the unit's boundaries. The inspector may also review HOA documents to understand the financial health of the association and any planned or deferred maintenance projects, as these can lead to special assessments for the owner. This differs from a single-family home inspection, which includes a comprehensive assessment of the entire property, from the roof and foundation to the land and all exterior components.

A townhouse inspection is often very similar to a single-family home inspection, but with a few key differences based on the ownership structure. Townhomes are often part of an association where some exterior components, like the roof or siding, are shared responsibilities. Therefore, a thorough inspection will not only assess the interior of the unit but also the condition of the shared exterior and common areas. While the homeowner is responsible for their own unit, the financial burden of major exterior repairs on shared components can fall on all owners through an assessment. An inspector will check for defects on the roof, exterior walls, and any shared decks, as these could lead to unexpected and costly repairs in the future.

A mobile home inspection differs from a single-family home inspection by focusing on the unique construction and systems of a factory-built dwelling. While a single-family home inspector evaluates a structure built on a permanent foundation to a local building code, a mobile home inspector assesses a home built to the U.S. Department of Housing and Urban Development (HUD) Code. Key differences in a mobile home inspection include a detailed examination of the undercarriage, which often involves checking for issues with the steel frame, a plastic vapor barrier, and the home's support system, which typically consists of block piers and tie-downs. The inspector will also pay close attention to the skirting around the base of the home, which is vital for insulation and pest control. These components are not present in a standard single-family home, making the mobile home inspection a specialized process.

To prepare for a home inspection, it's best to ensure the inspector has clear and unobstructed access to all areas of the home, including the attic, basement, crawlspaces, and any built-in appliances. Clearing away clutter and moving furniture away from walls and access panels will make the process more efficient. It is also a good idea to have any known maintenance or repair records available for the inspector to review. Being present during the inspection can also be beneficial, as it allows you to ask questions and gain a first-hand understanding of the property's condition.

What is a roof inspection?

A good roof is arguably the most important component of a home, as it is the primary defense against the elements. Its ability to shed water and protect the structure below is critical to preventing costly and often hidden damage, such as wood rot, mold growth, and compromised structural integrity. Regular maintenance, which includes clearing gutters, removing debris, and repairing or replacing damaged shingles, is essential to extending the life of a roof. Neglecting this maintenance can lead to accelerated deterioration and an unexpected major expense, making a small fix today a multi-thousand-dollar replacement tomorrow.

During a home inspection, common defects found on a roof can include cracked, curled, or missing shingles, which can allow water to penetrate the underlayment. Inspectors also frequently find problems with the flashing around chimneys, vents, and valleys, which are areas particularly susceptible to leaks. Other issues might include damaged gutters and downspouts that don't properly divert water away from the home's foundation, signs of improper or deferred maintenance, or simply a roof that is at the end of its serviceable life. While these are common issues, the severity can range from a simple repair to a full roof replacement.

A home inspector's roof inspection has inherent limitations. An inspector performs a visual, non-invasive inspection of the roof, and their ability to see the entire surface may be limited by the roof's pitch, height, or weather conditions. They are not able to see beneath the shingles to check the condition of the underlayment or the roof decking. Additionally, a home inspector is not a licensed roofer and cannot provide a certification of the roof's condition or a guarantee that it will not leak in the future. Their role is to report on the visible condition of the roof at the time of the inspection and recommend further evaluation by a qualified professional if they suspect a serious issue.

It is critically important for a homebuyer to follow their home inspector's recommendations before the removal of contingencies. The recommendations, particularly those for further evaluation by a specialist, are a direct result of the inspector finding something that warrants a deeper look. For example, if the inspector sees signs of a roof leak, they will recommend a licensed roofer inspect the area. Failing to do so before removing the inspection contingency means the buyer is accepting the risk and potential cost of whatever that specialist might find. This is the last and best opportunity for a buyer to gain a complete understanding of the home's condition and renegotiate the sale if a major issue is discovered.

What is an attic inspection?

Maintaining a safe and healthy attic is a critical part of homeownership, as this space is a common entry point for pests and is often out of sight, out of mind. The attic's dark, insulated environment provides a perfect habitat for termites, rodents, and other pests, which can cause significant damage to the structure, wiring, and insulation. Regular servicing by a professional pest and termite inspector is essential to catch these issues early before they can lead to extensive and costly repairs. These professionals can identify subtle signs of infestation, such as droppings, gnawed wires, or mud tubes, and provide targeted treatments to protect the home's integrity and the health of its occupants.

During a home inspection, common defects found in attics often relate to inadequate or improperly installed insulation, which can lead to energy loss and a less comfortable home. Inspectors also look for signs of moisture intrusion, which can be evidenced by water stains, mold growth on the rafters, or rotting wood. Another common issue is improper ventilation, which can cause heat and moisture to build up, shortening the life of the roof and creating a favorable environment for mold. Furthermore, inspectors frequently discover signs of pest infestation, such as rodent droppings or damaged insulation and wiring, indicating a need for professional pest control.

A home inspector's attic inspection has significant limitations. The inspector's access to the attic may be restricted by the size of the scuttle hole, the amount of stored items, or the presence of a truss system that makes walking unsafe. They are not able to move insulation to check for concealed issues or spend an extended period in the attic due to a lack of proper lighting and ventilation. As with other parts of the home, the inspector provides a visual, non-invasive assessment of the visible and accessible areas at the time of the inspection. Their report is not a guarantee that there are no hidden issues and will often recommend a further inspection by a pest control professional or structural engineer if they find anything of concern.

It is crucially important for a homebuyer to follow their home inspector's recommendations before removing contingencies. The recommendations, particularly those for further evaluation by a specialist, are a direct result of the inspector finding something that warrants a deeper look. For example, if the inspector sees signs of termite activity in the attic, they will recommend a licensed pest inspector perform a more thorough inspection. Failing to do so before removing the inspection contingency means the buyer is accepting the risk and potential cost of whatever that specialist might find. This is the last and best opportunity for a buyer to gain a complete understanding of the home's condition and renegotiate the sale if a major issue is discovered.

What is an structure inspection?

A home inspector's structural and foundation inspection is a crucial visual and non-invasive examination of a home's key load-bearing components. The inspector will walk the exterior and interior perimeter, looking for signs of potential issues such as cracks in the foundation, bowing walls, or sloping floors. They will also inspect the framing in accessible areas like basements, crawl spaces, and attics, looking for compromised beams, joists, or trusses. The goal is to identify evidence of structural distress, water intrusion, or other problems that could impact the home's safety and long-term integrity. While the inspection is not an engineering analysis, it provides a vital first look at the home's most important systems.

Common structural defects found by home inspectors often include foundation cracks, especially those that are horizontal or wider than a quarter-inch, which can indicate significant movement. They also frequently find signs of water intrusion in basements or crawl spaces, which can lead to structural rot, mold, and pest infestations. Inspectors look for sloping or sagging floors and ceilings, which may point to compromised framing or foundation issues. Other defects include improper framing, damaged support beams, and evidence of past repairs that may not have been done correctly, all of which can affect the home's stability.

A home inspector's structural and foundation inspection has significant limitations. The inspector performs a visual, non-invasive assessment and cannot see what is behind finished walls or under flooring. They are not able to move personal belongings or furniture to gain a better view of a specific area. Furthermore, a home inspector is not a licensed structural engineer and their report is not a guarantee that the home is free of structural defects. Their role is to report on the visible and accessible areas at the time of the inspection and recommend further evaluation by a qualified specialist, such as a structural engineer, if they find anything of concern.

It is critically important for a homebuyer to follow their home inspector's recommendations before removing contingencies. The recommendations, particularly those for further evaluation by a specialist, are a direct result of the inspector finding something that warrants a deeper look. For example, if the inspector sees signs of structural movement, they will recommend a licensed structural engineer perform a more thorough inspection. Failing to do so before removing the inspection contingency means the buyer is accepting the risk and potential cost of whatever that specialist might find. This is the last and best opportunity for a buyer to gain a complete understanding of the home's condition and renegotiate the sale if a major issue is discovered.

What is a crawlspace inspection?

Maintaining a safe and dry crawlspace is a critical, but often overlooked, part of homeownership. This area is a prime target for moisture, pests, and termites, which can cause significant and costly damage to a home's foundation and structure. A crawlspace's dark, damp environment provides an ideal habitat for pests and can lead to wood rot, mold growth, and compromised structural integrity. Regular inspections and servicing by a professional pest and termite inspector are essential to catch these issues early before they can lead to extensive and expensive repairs. These professionals can identify subtle signs of infestation and provide targeted treatments to protect the home's structural health and prevent future problems.

During a home inspection, common defects found in crawlspaces include standing water, which indicates a drainage or grading issue, and evidence of past or present moisture intrusion. Termite inspectors also look for signs of pest and termite activity, such as mud tubes on the foundation walls or droppings. It's important to note that your home inspector is not a licensed termite or pest inspector and will only make note of obvious evidence they encounter during their home inspection duties. Another frequent issue is damaged or missing vapor barriers, which are essential for preventing moisture from the ground from rising and affecting the wooden framing above. Additionally, inspectors often find signs of inadequate ventilation, damaged insulation, or compromised support beams and girders, all of which can lead to major structural issues if not addressed.

A home inspector's crawlspace inspection has significant limitations. The inspector's access may be restricted by the size of the access door, the presence of standing water, or a very low clearance that makes it impossible to move around safely. They are not able to move stored items, remove insulation, or dig into the soil to check for hidden issues. As with other parts of the home, the inspector performs a visual, non-invasive assessment of the visible and accessible areas at the time of the inspection. Their report is not a guarantee that there are no hidden issues and will often recommend a further inspection by a pest control professional or structural engineer if they find anything of concern.

It is critically important for a homebuyer to follow their home inspector's recommendations before removing contingencies. The recommendations, particularly those for further evaluation by a specialist, are a direct result of the inspector finding something that warrants a deeper look. For example, if the inspector sees signs of termite activity in the crawlspace, they will recommend a licensed pest inspector perform a more thorough inspection. Failing to do so before removing the inspection contingency means the buyer is accepting the risk and potential cost of whatever that specialist might find. This is the last and best opportunity for a buyer to gain a complete understanding of the home's condition and renegotiate the sale if a major issue is discovered.

Modern, Mobile Friendly Reporting

Immediate report publication gets you off to the races faster

We commit to immediate reporting. All observations are documented in real time ensuring that your report is complete and ready for review at the end of the inspection.

Web based HTML reports with the option to download to PDF

You and your client have the option to view the report online in full resolution and detail, or to download the report to PDF for an old fashioned kinetic approach to study and ease of sharing.

High resolution images and video reporting

Photos and video ensure all parties involved have a firm grasp on the reality of the situation. Be sure to tell us if your client is out of town so that your inspector can make video observation on important and often confusing items.

Informative observations illustrate and educate

Our formula for reporting is simple: the observation, the implication, and our recommendation. While other companies look for shortcuts in their reporting by employing "such as but not limited to" comments, we use specific comments for each defect observed. This means that you and your client learn about the reality of the defect observed and what your next steps are.