What Do Home Inspectors Look for During an Inspection?

A home inspection is a standard, and strongly recommended, step in the homebuying process. While buyers can waive the inspection contingency, doing so often means giving up crucial insight into the home’s true condition. A certified home inspector evaluates a property’s major systems and structural components so buyers and sellers understand what’s safe, what needs attention, and what could turn into a costly surprise later.

So, what do home inspectors look for during an inspection? The short answer is safety, functionality, and long-term cost. However, experienced inspectors agree the real value comes from knowing which issues actually matter.

The real focus of a home inspection

Joe Mishak, President of Fort Wayne, IN-based Aardvark Home Inspectors Inc., explains, “Home inspectors focus on the major systems that impact a home’s safety, functionality, and long-term costs, including but not limited to the structure, roof, electrical, plumbing, and HVAC.” Without an inspection, any issues in these areas would likely go unnoticed until after closing, when repairs become the buyer’s responsibility.

The emphasis on major systems is echoed across the industry, especially when inspections are conducted under tight timelines and high emotions.

Focusing on what matters most during an inspection

One common misconception is that inspectors are there to identify every minor flaw. Michelle, CEO and co-owner of ProTech Inspections in Poolesville, MD, pushes back on that idea with an analogy clients tend to remember.

“Many clients and even some realtors think a home inspector is hired to find all the problems in a home,” she says. “We tell our clients and realtors we are there to find the bears.” Bears are major issues like a failing roof, basement flooding, or a furnace that does not work properly.

She adds, “We will probably see many squirrels during the inspection, many of which may be included in the report, but that is not our priority. If we focus on the squirrels, a bear could run right in front of us and not be noticed.” 

That same prioritization shows up in how inspectors structure their reports and conversations.

Todd Fairchild and Martin Lenich, co-owners of Inspect-It 1st in the Greater Phoenix Metro area, explain, “Our focus areas span the technical and cost aspects of a property inspection, while being sensitive to the emotional and time constraints of a typical real estate transaction.” They emphasize that clear explanations matter just as much as identifying defects, especially when buyers are making fast decisions.

What home inspectors look for

From the roof to the foundation, here are the main things on the average home inspection checklist:

1) The roof

The roof is one of the most expensive components of a home and one of the first areas inspectors evaluate. Even if it is not brand new, its remaining lifespan can influence negotiations and future repair costs.

Scott Brown, owner of Brightside Inspections located in Camillus, NY, says, “A home inspector’s primary focus is on safety items and the most expensive components of a home. Areas like the roof, foundation, general structure, and electrical system receive a lot of attention.”

Inspectors typically look for missing or curling shingles, damaged flashing, soft spots, algae growth, and signs of moisture intrusion in the attic or ceilings. These indicators help determine whether a roof is nearing the end of its useful life.

2) Water damage and moisture issues

Water damage can quietly impact a home’s safety and value, which is why inspectors pay close attention to plumbing, windows, roofing transitions, and foundations.

Fairchild and Lenich of Inspect-It 1st note that inspectors are trained to explain not just what they see, but what it means financially. “We focus on major building cost components as well as home and pool and spa safety issues and pride ourselves on explaining our findings in a balanced manner,” they say. Their reports are designed to be easy to understand and photo-driven, which helps buyers quickly grasp the severity of moisture-related issues.

Inspectors commonly look for water stains, peeling paint, wet insulation, and discoloration around windows or floors. Even small entry points can lead to larger problems if left unresolved.

3) The foundation and structural components

The foundation supports everything above it, so inspectors carefully evaluate signs of movement or stress caused by soil conditions, moisture, or temperature changes.

Michelle from ProTech Inspections reinforces why these issues fall firmly into the “bear” category. Problems like shifting walls, uneven floors, or large cracks often indicate structural concerns that can be expensive to correct and disruptive to future occupants.

Inspectors look for cracks in foundation walls, gaps around doors and windows, leaning chimneys or porches, and signs that floors are no longer level.

4) Electrical systems

Electrical systems are a major safety priority during any inspection. Faulty wiring or outdated components can increase the risk of fire or shock.

Scott Brown with Brightside Inspections explains that inspectors do more than glance at panels. “We also spend time operating the HVAC and plumbing and appliances, testing windows and doors and more,” he says, noting how functionality matters just as much as appearance.

Inspectors watch for outdated wiring types, double-tapped breakers, missing GFCI protection, improper grounding, and altered electrical panels. When concerns arise, they often recommend further evaluation by a licensed electrician.

5) Heating and cooling systems

Heating and cooling systems affect comfort, indoor air quality, and energy costs. Inspectors run systems through heating and cooling cycles to check airflow and operation.

Joe Mishak of Aardvark Home Inspectors Inc emphasizes these systems matter beyond immediate comfort. “Issues that may otherwise go unnoticed can lead to costly repairs or safety concerns after closing,” he explains, reinforcing why HVAC problems often become negotiation points.

Common red flags include rusted components, cracked ductwork, improper venting, and aging equipment near the end of its service life.

6) Plumbing systems

Plumbing issues are often hidden behind walls or under floors, making inspections especially valuable. Inspectors look for visible rust, outdated piping materials, running toilets, low water pressure, and signs of leaks.

Mishak also points out how inspections are not about forcing sellers to pay for every repair. “It’s important to understand the point of the inspection is not just to try to get sellers to pay for repairs, but to also ensure the home is safe for the future occupants.”

7) Pest damage and wood-destroying organisms

Home inspectors will also look for signs of pest or rodent infestations. Both insects and rodents can carry diseases and parasites that are harmful to humans, and can also damage property by chewing on wiring and wood.  Homes in areas with high humidity, such as homes in Miami, FL, or Houston, TX, may be more susceptible to damage from carpenter ants, beetles, and termites due to the increased moisture in the environment. These insects destroy wood and can severely damage a home. 

If active infestations are found, further evaluation and remediation are typically required before closing.

When specialized inspections are recommended

Some issues uncovered during a general inspection warrant a deeper, specialized evaluation. Stucco Inspection is a common example.

According to Gavin, general manager at Stucco Inspection (SIR), “These evaluations are far more in-depth than a standard home inspection.” Their process includes moisture scanning and probe testing behind the stucco, because “a home can ‘look fine from the outside and still have serious concealed moisture issues.”

The bigger picture

With so many systems in a home, no single person can be an expert in all of them. Luke Griess, V.P. of Inspection Services at Scott Home Inspection, explains, “We have a strong general knowledge base for all of these systems because we make it our practice to stay educated in building science and best practices.”

The true value of an inspection is confidence,” he adds. “The best thing we can provide to a homebuyer is peace of mind so that they can feel well-informed as they consider it one of the biggest investments of their lifetime.”

Home inspectors see homes in every condition, and even a newly built house can reveal issues during a home inspection. That said, not all findings are deal-breakers. The inspector’s report gives buyers and sellers reliable information to negotiate the purchase price and assign responsibility for repairs before moving toward closing, which is also a good time to calculate closing costs so there are no last-minute financial surprises. 

While your mortgage lender may not require a home inspection, it’s still recommended so you know exactly what you’re buying and can plan for repairs and final expenses.