What Does a Home Inspector Evaluate?
A home inspector evaluates the roof and attic, foundation and structure, electrical, plumbing, HVAC, exterior, and interior, working systematically through every visible and accessible component of the home. Here is what they look for in each major area.
Roof and Attic
The inspector evaluates roof surface condition (shingle wear, granule loss, damaged or missing shingles, flashing at penetrations and valleys), gutters and downspouts, soffit and fascia condition, and overall drainage. In the attic: insulation depth and coverage, ventilation adequacy, presence of moisture or mold on sheathing, and structural integrity of the rafters or trusses. The attic is one of the highest-value areas of the inspection conditions there are invisible from the interior and often reveal roof and moisture issues before they become visible inside the home. (For more on this, see How to Prepare Your Home for an Inspection (Sellers Guide).)
Foundation and Structure
Cracks in foundation walls (distinguishing typical settling cracks from structural cracks), evidence of water infiltration, adequacy of drainage away from the foundation, condition of exposed floor structure (joists, beams, sill plates) in basement or crawlspace, and presence of structural modifications. The inspector does not perform structural engineering analysis but identifies conditions that warrant further evaluation by a structural engineer.
Electrical System
Main panel labeling and condition, presence of double-tapped breakers or other wiring deficiencies, GFCI protection in wet locations (bathrooms, kitchen, garage, exterior), AFCI protection in required locations, visible wiring condition in attic and basement, and grounding. The inspector identifies panels with known issues (Federal Pacific Stab-Lok, Zinsco, fuse boxes) that represent elevated risk.
Plumbing and HVAC
Plumbing: water pressure, visible supply pipe material (copper, galvanized, PEX), drain flow, water heater age and condition, evidence of leaks or past leaks. HVAC: heating and cooling system age, filter condition, duct visibility and condition, evidence of adequate heat distribution, and any operational issues during system testing. The inspector operates all systems during a functional test running HVAC, operating faucets and showers, flushing toilets, and testing electrical circuits. The EPA identifies radon as the second leading cause of lung cancer and recommends testing any home, new or old.
Working With a Contractor on This Project
Getting the right outcome on any home services project starts before the work begins. A few consistent practices make the difference between a smooth project and a frustrating one.
Get at least two or three quotes. A single quote gives you no basis for comparison. Two or three quotes reveal the market rate for the work, expose scope differences between bidders, and let you assess contractor communication quality before any commitment is made. The lowest bid is not automatically the best value if the scope is thin or the materials are underspecified.
Ask for licenses and insurance before work starts. Verify current general liability insurance and, for any work involving workers on your property, workers compensation coverage. Licensing requirements vary by state and trade; confirm the specific requirements in your jurisdiction. A licensed contractor who carries appropriate insurance protects both parties if something goes wrong during the project.
Get the scope in writing. A written proposal that specifies materials, labor scope, timeline, what is included (permits, cleanup, disposal), and warranty terms is the foundation of a professional engagement. Verbal agreements on any of these points invite misunderstanding. For any project over $500, written scope is non-negotiable.
Clarify the payment schedule upfront. A reasonable payment schedule ties major payments to project milestones: a deposit at signing, a payment at material delivery or project start, and a final payment at completion after a walkthrough confirms satisfaction. A contractor who requires full payment upfront before work begins is a red flag in any trade.
Making a Confident Decision
The information in this article is designed to help you ask better questions of the professionals you work with, evaluate their answers with more confidence, and understand the decisions involved in this type of home services project. It is not a substitute for professional assessment of your specific home. (For more on this, see Questions to Ask Before Hiring a Home Inspector.)
Every home is different. Roof slopes, local weather, tree exposure, soil conditions, and existing system condition all affect what the right solution is for your specific situation. The general principles here apply broadly, but a professional who assesses your home in person will give you guidance that accounts for the details that general articles cannot. (For more on this, see New Construction vs. Existing Home Inspections.)
When you are ready to move forward, getting at least two or three quotes from licensed, insured, local contractors is the most important practical step. It lets you compare approaches, assess contractor quality, and confirm that the solution proposed matches your specific situation and budget.
Home Inspection Cost at a Glance
Standard home inspection: $300 to $500 for a full evaluation of structure and major systems.
| Cost Factor | Typical Range | Notes |
|---|---|---|
| Larger home (by square footage) | $450 to $1,000 | posted schedules step the base fee up by size — about $655 at 4,000 sq ft and $800 at 5,000, with 6,000 sq ft and up at $1,000 to $1,300+ |
| Older home surcharge | $40 flat | age is typically a small flat add rather than a higher base rate |
| Radon test | $125 to $225 | quoted per test; less when booked with the inspection than standalone |
| Termite or WDO inspection | $100 to $175 | wood-destroying organism report, required for transactions in some states |
| Mold testing | $250 to $400 | surface or air sampling; the most expensive of the common add-ons |
| Sewer scope | $125 to $300 | commonly ordered on older homes and lots with mature trees |
| Overall range | $300 to $700, averaging $450 |
Cost figures on this page were checked against published pricing on August 26, 2026. How we source cost data.