Home Inspection Guide: What Inspectors Check and Red Flags to Watch For
A home inspection is one of the most important protections a buyer has before closing. In the USA, a licensed home inspector evaluates the property’s structure, systems, and safety to identify problems that could cost thousands after purchase.
This guide explains exactly what home inspectors check, highlights red flags you must watch for, and helps you decide when issues are normal maintenance vs. deal-breaking risks.
Key Takeaways (Quick Scan)
- Inspectors focus on safety, function, and durability
- Most homes have issues—severity matters more than quantity
- Structural, water, and electrical red flags carry the highest risk
- Inspection findings are negotiation tools, not automatic deal-killers
What a Home Inspection Is (and Is Not)
A home inspection is a visual, non-invasive evaluation of accessible areas.
What inspections cover
- Structural integrity
- Major systems (HVAC, plumbing, electrical)
- Safety hazards
What inspections do NOT cover
- Cosmetic flaws
- Hidden conditions behind walls
- Guarantees of future performance
| Inspection Scope | Included? |
|---|---|
| Structural components | Yes |
| Major systems | Yes |
| Code compliance | Limited |
| Cosmetic issues | No |
Cause → Effect → Outcome
Objective evaluation → informed buyer → reduced surprise repairs
Exterior Components Inspectors Check
Roof
The roof is one of the most expensive systems to replace.
Inspectors look for:
- Missing or curling shingles
- Soft spots
- Flashing damage
| Roof Red Flag | Why It Matters |
|---|---|
| Sagging | Structural risk |
| Worn shingles | Near replacement |
| Poor flashing | Leak potential |
Foundation and Structure
Foundation issues can be costly and complex.
Inspectors check:
- Visible cracks
- Uneven settling
- Moisture intrusion
| Foundation Crack Type | Risk Level |
|---|---|
| Hairline | Low |
| Horizontal | High |
| Stair-step | Moderate to high |
Outcome:
Structural red flags → potential engineering costs → renegotiation or exit
Interior Areas Inspectors Evaluate
Walls, Ceilings, and Floors
These surfaces often reveal hidden issues.
Inspectors watch for:
- Stains or discoloration
- Uneven floors
- Cracks around doors/windows
| Interior Red Flag | Possible Cause |
|---|---|
| Ceiling stains | Roof or plumbing leaks |
| Sloped floors | Foundation movement |
Windows and Doors
These affect energy efficiency and security.
Inspectors test:
- Opening/closing function
- Seal integrity
- Frame condition
| Issue | Impact |
|---|---|
| Failed seals | Energy loss |
| Sticking doors | Structural shift |
Plumbing System: What’s Checked and What’s Risky
Plumbing problems often hide until damage occurs.
Inspectors check:
- Visible pipes
- Water pressure
- Drainage
- Water heater age
| Plumbing Red Flag | Why It’s Serious |
|---|---|
| Leaks | Water damage |
| Low pressure | Pipe corrosion |
| Old water heater | Near failure |
Cause → Effect → Outcome
Undetected leaks → mold + rot → expensive remediation
Electrical System Inspection
Electrical issues pose fire and safety risks.
Inspectors evaluate:
- Service panel condition
- Wiring types
- Grounding
| Electrical Red Flag | Risk Level |
|---|---|
| Aluminum wiring | High |
| Overloaded panel | Fire hazard |
| Missing GFCIs | Safety risk |
HVAC System Inspection
Heating and cooling systems affect comfort and cost.
Inspectors review:
- Age of system
- Visible damage
- Operational testing
| HVAC Condition | Buyer Impact |
|---|---|
| New/maintained | Low concern |
| Old/neglected | Budget for replacement |
Outcome:
Aging systems → near-term replacement → negotiation leverage
Attic, Insulation, and Ventilation
These areas affect moisture control and energy efficiency.
Inspectors check:
- Insulation depth
- Ventilation pathways
- Signs of pests or moisture
| Attic Red Flag | Why It Matters |
|---|---|
| Poor ventilation | Mold risk |
| Wet insulation | Active leak |
Major Red Flags That Deserve Immediate Attention
Some findings require deeper evaluation or serious negotiation.
High-risk red flags
- Active water intrusion
- Structural movement
- Electrical hazards
- Mold-friendly moisture conditions
| Red Flag Category | Typical Response |
|---|---|
| Safety hazard | Repair before closing |
| Structural issue | Engineer evaluation |
| Water damage | Further inspection |
What Are Normal Issues vs. Deal-Breakers?
Almost every inspection finds issues. The goal is risk assessment, not perfection.
Normal findings
- Minor leaks
- Aged components
- Cosmetic wear
Potential deal-breakers
- Structural instability
- Widespread moisture damage
- Unsafe electrical conditions
| Issue Type | Typical Outcome |
|---|---|
| Minor | Accept or negotiate |
| Major | Renegotiate or walk |
Using the Inspection Report Strategically
Inspection results give buyers options.
Common buyer actions
- Request repairs
- Ask for closing credits
- Renegotiate price
- Walk away
Cause → Effect → Outcome
Clear inspection data → stronger negotiation → better purchase decision
Inspection Checklist Summary Table
| Area | Inspectors Check | Red Flags |
|---|---|---|
| Roof | Shingles, flashing | Leaks, sagging |
| Foundation | Cracks, settling | Horizontal cracks |
| Plumbing | Leaks, pressure | Corrosion |
| Electrical | Panel, wiring | Fire hazards |
| HVAC | Age, function | End-of-life systems |
Conclusion
A home inspection is not about finding a perfect house—it’s about understanding risk before you commit. Knowing what inspectors check and which red flags matter most allows you to protect your finances, negotiate confidently, and avoid costly surprises.
When used correctly, a home inspection turns uncertainty into clarity.
