What Does a Home Inspection Cover
Buying a house is probably one of the most stressful and impactful things me and my wife have done in our lives. Each time we’ve purchased one, we wished we would have done a thing or two different, but here we are, living in the home we love, some faults and all. I remember the first time we bought a home, like a home we were in love with, we had to buy and wait for an inspection. It seemed like it took longer than it should have to get done.
Now that I do house inspections in Fort Smith, Arkansas, I get both sides. As the buyer, there’s the anxiety of what might be found and the hope that whatever is found, isn’t that big of a deal so we can just move into the darn place. As the inspector, I want to make sure the buyer has as much information about what’s RIGHT with the house, not just the issues. I do like to provide enough information to ensure that whatever issues are found, the buyer and the realtor have the right information to come up with a plan.
So let’s go over the inspector side and what is involved with a home inspection. I’ll make some points along the way that will help clarify some misconceptions, why some things are done the way they are done, and even get to know why some realtors act the way they do when they see some items on the report. So buckle up, cause here we go.
Per the ASHI SOP for Home inspections, the inspector provides a visual, non-intrusive and comprehensive evaluation of a property’s major systems and structures. To summarize, we check system functionality, safety and annotate any issues with the home in a standard format.
Structural Components
A home’s structure is its foundation—literally. Inspectors evaluate the foundation, walls, roof, and overall framing to check for signs of instability, cracks, or damage. Structural issues can be costly to repair, so identifying them early is crucial.
Common Structural Issues – And Potential Causes
- Foundational Cracks – These typically need other signs of issues to be a big problem
- Uneven Floors – This can be foundational, subfloor, or floor joist issues
- Sagging Ceilings – This could be moisture related, improper joist install, or something else entirely
- Bulging or Leaning Walls – Typically bad construction or major building movement
- Sticking Doors and Windows – Sometimes building movement, sometimes bad install, sometimes just happens over time
Roofing System
Ahhh, the roof. The roof system is, in my opinion, one of the most important parts of an inspection. As an inspector, I examine the condition of shingles, tiles, gutters, flashing, and drainage. I’m also on the lookout for missing shingles, leaks, or signs of poor installation that could lead to future problems.
Common Roofing System Issues – And Potential Causes
- Damaged Shingles – Could be from age, tools, weather, trees, etc.
- Damaged Flashing – Typically bad construction or weather
- Poor Installation – Gotta be careful who you hire to do roofing work
- Clogged Gutters – Poor maintenance, vegetation or trees, bad installation / sloping
- Poor Ventilation – Bad soffit to vent design, clogged vents, fan not working, bad other vent design
- Water Damage – bad shingles, improper flashing, poor gutter drainage, could be a bunch of reasons
- Poor Maintenance – This can cause all kinds of issues that can cost big $$$
Plumbing System
The plumbing system just doesn’t like being ignored. It’s almost like you’re pinky toe, you don’t appreciate what it does until it’s broke and you can’t use it.
A thorough inspection will assess the plumbing system, including pipes, fixtures, water heaters, and drainage. I as a home inspector in Arkansas will check for leaks, water pressure issues, and potential concerns like outdated materials that may need replacement.
Common Roofing System Issues – And Potential Causes
- Damaged Shingles – Could be from age, tools, weather, trees, etc.
- Damaged Flashing – Typically bad construction or weather
- Poor Installation – Gotta be careful who you hire to do roofing work
- Clogged Gutters – Poor maintenance, vegetation or trees, bad installation / sloping
- Poor Ventilation – Bad soffit to vent design, clogged vents, fan not working, bad other vent design
- Water Damage – bad shingles, improper flashing, poor gutter drainage, could be a bunch of reasons
- Poor Maintenance – This can cause all kinds of issues that can cost big $$$
Electrical System
Electrical safety is a key (pun intended) concern during home inspections. We just don’t want to try to do some kit experiments with it.
The inspector evaluates the home’s wiring, breaker panels, outlets, switches, and grounding to ensure everything is up to code and functioning properly. Outdated or faulty wiring can pose fire hazards among other things. As the technology has increased, and so have lessons learned, many safety features are now included in house inspections.
Common Electrial System Issues
- Breaker Panel Double Tap – This is where 2 wires go to the same port in a circuit breaker
- Outlets Not Grounded – Outlets are tested with a plug tester that also has GFCI tripping capabilities. It also has fault codes that indicate the issue with the outlet wiring.
- Faulty GFCI Breaker – A bad, or faulty, GFCI (Ground Fault Circuit Interrupter) breaker can fail to trip when detecting a ground fault, trip too often without cause, or refuse to reset after tripped
- Old or Unsafe Electrical Infrastructure – this could be knob-and-tube wiring, aluminum wiring at the wrong gauge to breaker combo, outdated electrical panels, lack of grounding, and/or deteriorated wiring installation.
HVAC System
How many of you seasoned homeowners have experienced the heating or cooling not working right when you need it or when season changes. Changing the filters regularly and yearly checkups will absolutely lower the chances of mama bear from getting mad at papa bear.
Your comfort depends on the efficiency of the HVAC system. Inspectors review heating and cooling systems, ducts, filters, and ventilation to verify proper operation and maintenance history. An inefficient system can lead to costly repairs and high energy bills.
Common HVAC System Issues
- Dirty or Clogged Filters – This could be the main issue why you are having an HVAC system running all the time and why your electric bill could be higher
- Refridgerant Leaks – Causes poor cooling performance and higher energy consumption
- Electrical Issues – Bad wiring, loose connections, or old components could post fire hazards and failure of the whole system
- Bad Thermostat – This could cause loss of control of the system
- Poor Ductwork – This causes cold air to leak into the hot attic or crawlspace, which is inefficient
- Inadequate Airflow – This could also cause efficiency issues
- Condensate Drainage Issues – I’ve seen more water damage from bad drainage pipes from this problem
- Old or Poorly Performing Equipment – This is another efficiency issue and could cause higher usage costs
- Noisy Operation – Unusual or loud noises from the HVAC system may indicate mechanical problems that need attention
- Carbon Monoxide Concerns – Gas-fired appliances that are not properly vented or maintained can produce dangerous carbon monoxide gas
Insulation and Ventilation
There is nothing like having a home that has the right R-factor and the house stays comfortable with the least amount of energy as possible.
Proper insulation and ventilation affect energy efficiency and air quality. Inspectors check the attic, crawl spaces, and insulation materials to identify potential concerns such as inadequate airflow, poor insulation, or mold issues
Common Insulation and Ventilation Issues
- Insufficient Insulation – Older homes often lack adequate insulation, leading to heat loss in winter and excessive heat gain in summer
- Compressed or Damaged Insulation – Insulation that has been compressed or deteriorated over time loses its effectiveness
- Gaps and Air Leaks – Poorly installed insulation can leave gaps, allowing drafts and reducing efficiency
- Moisture-Damaged Insulation – Water intrusion can degrade insulation, leading to mold growth and reduced thermal performance
- Blocked or Inadequate Attic Ventilation – Poor attic airflow can lead to moisture buildup, mold growth, and reduced roof lifespan
- Bathroom and Kitchen Vents Improperly Routed – Vents that put air into the attic instead of outside can introduce moisture, increasing the risk of
moldmicrobial growth - Leaky Ductwork – Poorly sealed ducts can allow air and moisture to escape, reducing HVAC efficiency and causing condensation issues
Interior and Exterior Structure
The outside of the house is the main aesthetically pleasing part that no one wants to be broken or in disrepair
The inspection also includes walls, ceilings, floors, windows, doors, stairways, and balconies. Inspectors look for water damage, signs of pests, insulation problems, and other concerns that could impact the home’s safety and integrity.
Common Interior and Exterior Issues
- Water Damage – Interior and Exterior Components
- Cracks in Walls and Ceilings – Structural movement or settling COULD cause visible crack
- Damaged Flooring – Warped, cracked, or uneven floors may indicate foundation or moisture problems
- Window & Door Issues – Sticking doors, broken seals, or drafty windows can signal structural or insulation concerns
- Pest Infestations – Signs of termites, rodents, or insects can indicate hidden structural damage
