A home inspection is a professional, visual, non-invasive examination of a home's condition — structure, roof, electrical, plumbing, HVAC, and more — performed for the buyer's benefit before a purchase closes. It's easy to confuse with an appraisal, but they serve completely different purposes for completely different people.
An appraisal is ordered by the lender to confirm the home's market value. A home inspection is arranged by the buyer to understand the home's actual physical condition — an appraiser isn't evaluating whether the roof needs replacing, and an inspector isn't determining market value.
How it works
A licensed inspector walks the property, typically over a couple of hours, checking major systems and components: roof condition, foundation, electrical panel and wiring, plumbing, HVAC system, windows, and more. They note both current problems and components nearing the end of their expected life.
You receive a detailed written report, often with photos, documenting findings by severity — safety issues, functional defects, and normal wear-and-tear items are usually organized separately so you can prioritize what matters most.
Depending on your contract's inspection contingency, findings can lead to one of several outcomes: requesting the seller make repairs, negotiating a credit toward closing costs to handle it yourself after closing, or, for serious enough issues, walking away from the deal entirely within the contingency period.
When it matters to you
A home inspection matters most during the inspection contingency window right after your offer is accepted — that's your real opportunity to learn what you're actually buying before you're financially locked in.
It matters again for planning purposes even when nothing disqualifying is found — a thorough report gives you a prioritized list of what to budget for in the first few years of ownership.
Common mistakes
- Waiving the home inspection contingency in a competitive market without a real plan for the financial risk of unknown defects.
- Skipping specialized inspections (pest, sewer scope, radon) that a general home inspection doesn't always include, depending on the area and property.
- Treating a clean inspection report as a guarantee nothing will ever go wrong, rather than a snapshot of visible condition on the day of the inspection.
- Not attending the inspection in person when possible — seeing issues firsthand, with the inspector walking you through them, is far more useful than reading the report alone.
FAQs
Is a home inspection the same as an appraisal?
No. An appraisal is ordered by the lender to confirm market value. A home inspection is arranged by the buyer to evaluate the home's physical condition. They serve different purposes for different parties.
Who pays for a home inspection?
The buyer typically pays for and arranges the home inspection, since it's done for the buyer's benefit during the inspection contingency period.
What happens if the inspection finds problems?
Depending on your contract, you can typically request the seller make repairs, negotiate a credit to handle it yourself after closing, or walk away from the deal if the inspection contingency allows it.