Home Inspection — buyer guide
⏱ Estimated time: 20 minutes to read
⚠️ Draft content
This entry is a working draft and hasn't been reviewed by a licensed professional yet. Always use the official source linked below as your authoritative reference.
A home inspection is a visual examination of the home's accessible systems and structures by a third-party inspector. It's NOT legally required in any state — but it's used in nearly every modern transaction because it gives the buyer leverage to negotiate repairs (or walk away) before they're locked in. Inspections typically cost $300-700 for a standard residential property and take 2-4 hours.
📥 Find your state's official form
Every state publishes its own version of this document. Pick your state below and we'll send you straight to its real estate commission, where you can download the official form.
What an inspection covers
• Roof, attic, gutters
• Foundation, basement, crawl spaces
• HVAC, water heater, plumbing, electrical
• Doors, windows, walls, ceilings, floors
• Built-in appliances (sometimes)
• Visible structural issues
• Safety items (smoke detectors, GFCI outlets, handrails)
What an inspection does NOT cover
• Things behind walls (no destructive testing)
• Mold testing, radon testing, lead testing, asbestos testing (these are typically separate services you can add)
• Pest inspections (separate, often required by lenders)
• Septic and well inspections (often separate, often required if applicable)
• Sewer line scopes (separate, ~$200-400)
• Code compliance (the inspector reports condition, not whether it meets current code)
How to use the inspection report
Hiring an inspector
Inspectors are licensed (or registered) in most states. Check your state real estate commission for licensing requirements — the state finder at the top of this page links you there. ASHI (American Society of Home Inspectors) and InterNACHI (International Association of Certified Home Inspectors) are the two largest national professional bodies — both maintain searchable directories.
⚠️ Things to watch out for
Commonly-reported issues people run into with this document. Always verify the specifics with your state's official source or a licensed professional.
- •Skipping inspection on a competitive offer to look more attractive to the seller. This can save you the deal but cost you thousands later.
- •Treating the inspection report as a 'fix everything' demand. Sellers will walk if you ask for too much.
- •Hiring the cheapest inspector. A bad inspector misses things that cost you 100x what you 'saved'.
- •Not attending the inspection in person. Walking through with the inspector is one of the most educational hours you'll spend on the home.
Last reviewed: 2026-04-09 · Placeholder content — pending review
This entry is informational only — not legal advice. Frula Homes is an informational platform. We point you to official sources; we don't prepare, review, or interpret legal documents, and we're not your attorney or real estate agent. For legal questions specific to your situation, consult a licensed attorney in your state.