# What Do Home Inspectors Look For in 2026? The Ultimate Seller's Guide By Opendoor Editorial Team | 2022-10-28 > In a competitive market, it can be tempting to forgo a home inspection. But failing to identify potential problems could cost you in the long run. ## Key Takeaways #### Key Takeaways - A home inspection is a visual, non-invasive evaluation of the property's major systems, performed by a licensed inspector following \[**ASHI Standards of Practice**\](https://www.homeinspector.org/standards-of-practice). - Most inspections take **2 to 4 hours** for a single-family home and produce a written report within a couple of business days. - The typical inspection costs **$300 to $500** in most markets, with a national average near **$343**, paid by the buyer at or before the visit. - \[**86% of inspections find at least one issue**\](https://www.opendoor.com/articles/seven-home-inspection-deal-breakers), so plan for the report to flag something — the question is whether the findings are deal-breakers or routine maintenance. - Inspectors do not test for radon, termites, asbestos, lead, or mold; those require **specialty inspectors** if you want them covered. # What Do Home Inspectors Look For in 2026? The Ultimate Seller's Guide A home inspection can make or break a deal — and for sellers, the uncertainty of what an inspector might find often creates more stress than the sale itself. Knowing what's on that checklist ahead of time puts you back in control. This guide walks through every area inspectors examine, the red flags that come up most often, and how to prepare your home so there are no surprises when that report lands. [Get your offer](#) ## What does a home inspection consist of Home inspectors look for safety hazards, structural defects, and maintenance issues across a home's major systems. The focus areas typically include the roof, foundation, plumbing, electrical, HVAC, and both interior and exterior structure. Inspectors follow standardized checklists and document visible problems so buyers and sellers can make informed decisions before closing. The inspection itself is visual and non-invasive. Inspectors won't tear into walls or dig up foundations. Instead, they examine what's accessible and visible, then compile their findings into a detailed report. A standard inspection covers four main categories: - **Structural components:** foundation, framing, and load-bearing walls - **Exterior elements:** roof, siding, windows, and doors - **Major systems:** plumbing, electrical, and HVAC - **Interior features:** walls, ceilings, floors, and built-in appliances ## How does a home inspection work, step by step? A home inspection is a one-day, on-site visual evaluation that follows a defined sequence. Most inspectors work to the [**ASHI Standards of Practice**](https://www.homeinspector.org/standards-of-practice), which spell out which systems are in scope and how the inspector should document them. For buyers, the inspection usually sits inside an active inspection contingency, so the timing of each step matters as much as the findings themselves. The typical sequence: 1. **Order the inspection within your contingency window.** Most contracts give buyers 7 to 14 days to inspect after acceptance. Schedule the visit early so you have time to negotiate findings or back out if needed. 2. **Confirm scope and credentials.** Ask the inspector which standard they follow (ASHI, InterNACHI, or a state license), whether the inspection covers ancillary structures like detached garages, and what specialty tests are excluded. 3. **The inspector walks the exterior first.** They evaluate the roof from the eaves or a drone, then siding, foundation, grading, and drainage. Vegetation and access can extend this step. 4. **The inspector moves to mechanical systems.** HVAC, water heater, electrical panel, and plumbing are tested where they can be operated safely. 5. **Interior walkthrough.** Each room is checked for visible defects in walls, ceilings, floors, doors, windows, GFCI outlets, and built-in appliances. 6. **Buyer walk-and-talk (optional).** Many inspectors invite the buyer to join the last 30 to 60 minutes to review findings on site. 7. **Written report delivered.** Reports usually arrive within a couple of business days and include photos, severity ratings, and recommended next steps. For a system-by-system view of what each step covers, see our [home inspection checklist for buyers](https://www.opendoor.com/articles/home-inspection-checklist-for-buyers). ## What do home inspectors check on the exterior The exterior inspection covers what professionals call the home's "envelope." This includes everything protecting the structure from weather and the elements. It's often where costly problems hide in plain sight, so inspectors spend considerable time here. ### Foundation and structural integrity Inspectors look for visible cracks, shifting, or settling in the foundation. Structural integrity refers to whether the home can safely support its own weight and withstand normal stresses over time. Not all cracks are equal. Hairline vertical cracks from typical settling are common in older homes. Horizontal cracks wider than a quarter inch, on the other hand, often signal more serious issues that warrant further evaluation. ### Roof and attic condition The roof gets careful attention because replacement costs can run into tens of thousands of dollars. Inspectors check shingle condition, flashing around chimneys and vents, gutters, and signs of active leaks. From inside, they examine the attic for ventilation, insulation, and water stains on the underside of the roof deck. A stain up there often tells a story about what's happening on top. ### Siding, windows, and doors Exterior cladding gets inspected for damage, rot, or gaps that could let moisture in. Windows and doors are checked for proper seals, smooth operation, and weatherproofing. A window that won't close properly might seem minor. Yet it can indicate foundation movement or frame damage, which is why inspectors pay attention to details like this. ### Grading and drainage around the property Water is a home's biggest enemy. Inspectors assess whether the ground slopes away from the foundation, directing rainwater elsewhere. Poor grading can lead to basement flooding, foundation damage, and mold growth over time. ## What do home inspectors look for inside the house Once inside, inspectors turn their attention to the home's essential systems. This is where they evaluate the components that keep everything running safely and efficiently. ### Plumbing systems and water fixtures Inspectors check water pressure, examine visible pipes, and assess the water heater's condition and age. They look under sinks for leaks, test toilets and showers, and note any signs of corrosion. If you hear a loud banging when turning off faucets, that's called water hammer. It often indicates pressure issues or loose pipes, and inspectors will note it in their report. ### Electrical panels and wiring The main electrical panel, circuit breakers, outlets, and visible wiring all get examined for safety concerns. Inspectors look for outdated systems like knob-and-tube wiring, double-tapped breakers (two wires connected to a single breaker), and missing GFCI outlets in wet areas like kitchens and bathrooms. GFCI stands for ground fault circuit interrupter. It's the outlet with the "test" and "reset" buttons that helps prevent electrical shock near water sources. ### Heating and cooling systems HVAC stands for heating, ventilation, and air conditioning. It represents one of the most expensive systems to replace at [around $7,500](https://www.angi.com/articles/insider-s-price-guide-new-heating-and-cooling-system.htm) on average, so inspectors test the furnace, air conditioning, ductwork, and thermostat operation carefully. They note the system's age and look for signs of poor maintenance or impending failure. An older unit that's been well-maintained may have years left, while a neglected newer system might be on its last legs. ### Interior walls, ceilings, and floors Cracks, water stains, uneven surfaces, and signs of structural movement all get documented. A crack running diagonally from a door frame might indicate foundation settling. Water stains on ceilings often point to roof leaks or plumbing problems above. ### Built-in appliances and ventilation Kitchen appliances that convey with the home get tested for basic function. This includes dishwashers, ranges, and built-in microwaves. Exhaust fans in bathrooms and kitchens are checked to confirm they actually vent outside. Sometimes they just blow air into the attic, which can cause moisture problems over time. Related: [what does a home inspector look for](https://www.opendoor.com/articles/home-inspection-checklist-for-buyers). ## What home inspectors do not check Understanding the limits of a standard inspection helps set appropriate expectations. Inspectors focus on function and safety, not aesthetics or hidden spaces. ### Cosmetic flaws and surface-level wear Scratched hardwood floors, chipped paint, or dated wallpaper won't appear in an inspection report. Inspectors are looking for problems that affect safety or structural integrity, not style choices. ### Areas behind walls or below ground Inspectors can't see inside walls, under concrete slabs, or in other inaccessible spaces without invasive methods. If they suspect hidden problems based on visible clues, they'll recommend further evaluation by specialists. ### Pools, septic systems, and other specialty items Several items fall outside a standard inspection and require separate specialists: | **Included in standard inspection** | **Requires separate inspection** | | HVAC, plumbing, electrical | Septic systems | | Roof, foundation, structure | [Swimming pools](https://www.opendoor.com/articles/how-to-sell-a-home-with-a-pool) | | Windows, doors, siding | Well water testing | | Built-in appliances | Mold or asbestos testing | ## Common red flags home inspectors report Some issues appear frequently in inspection reports. Understanding the most common [red flags](https://www.opendoor.com/articles/seven-home-inspection-deal-breakers) can help sellers prepare and help buyers know what to watch for. ### Water damage and moisture problems Stains, mold, musty odors, and warped materials all signal moisture intrusion. Water damage ranks among the most serious concerns because it can lead to structural decay, mold growth, and ongoing repair costs. ### Foundation cracks and structural shifts Minor settling cracks are common in older homes and usually aren't cause for alarm. Large horizontal cracks, stair-step cracks in brick, or doors and windows that suddenly won't close properly may indicate significant structural movement. In those cases, a structural engineer can provide a more detailed assessment. ### Outdated or unsafe electrical systems Knob-and-tube wiring, Federal Pacific panels, aluminum wiring, and missing GFCI protection in wet areas are common electrical red flags. These issues can pose fire hazards and often require updates to meet current safety standards. ### Roof deterioration and leaks Missing shingles, damaged flashing, sagging areas, and active leaks all get flagged. A roof nearing the end of its lifespan may need replacement soon after purchase, which affects both negotiations and budgeting. ### Failing HVAC equipment Unusual noises, inconsistent temperatures, and visible corrosion often signal impending failure. HVAC replacement represents a significant expense, making this a common negotiating point between buyers and sellers. Related: [home inspection deal-breakers](https://www.opendoor.com/articles/seven-home-inspection-deal-breakers). ## How much does a home inspection cost Inspection costs vary based on home size, age, location, and any additional services requested, with [averages around $343](https://www.bankrate.com/real-estate/how-much-does-home-inspection-cost/) nationally. Larger and older homes typically cost more because they take longer and may have more systems to evaluate. The buyer usually pays for the inspection, though this can be negotiated. Some sellers opt for pre-listing inspections to identify and address issues before marketing their home. ## Who pays for the home inspection? In a typical purchase, the **buyer pays for the home inspection** because it is a tool the buyer uses to decide whether to keep, renegotiate, or cancel the contract. The fee is paid directly to the inspector at the time of the visit or shortly afterward; it does not run through escrow and is not part of closing costs. Expect to spend **$300 to $500** for a standard single-family home, with the [national average near $343](https://www.opendoor.com/articles/seven-home-inspection-deal-breakers), per industry data tracked in our home-inspection coverage. A few common variations worth knowing: - **Pre-listing inspection paid by the seller.** Some sellers order their own inspection before going to market so they can address obvious issues and price accordingly. The seller pays in this case, and the report can be shared with buyers. - **Specialty inspections billed separately.** Radon, termites, mold, asbestos, lead, sewer scopes, and pool inspections are quoted as add-ons and typically billed by the specialist directly. Budget another **$100 to $400 each** [specialty-inspection price ranges](https://www.homeadvisor.com/cost/inspectors-and-appraisers/hire-a-home-inspector/) if you order them. - **Re-inspections after repairs.** If the seller agrees to fix flagged items, many buyers pay a small re-inspection fee (usually **$100 to $200**) re-inspection fee range for the inspector to confirm the work. - **Cash and as-is sales.** Buyers in cash or as-is transactions can still order their own inspection for due diligence even when the seller will not negotiate repairs. When you sell to Opendoor, Opendoor handles its own assessment as part of the offer process and you do not pay for that step; see [How does selling your home to Opendoor work?](https://help.opendoor.com/selling/how-it-works/how-selling-to-opendoor-works) for the details. ## How long does a home inspection take Most inspections take two to four hours, depending on the home's size and condition. Larger homes, older properties, and those with multiple issues naturally take longer. Buyers often attend inspections to ask questions and see issues firsthand. The written report typically arrives within a day or two after the inspection. ## Should buyers attend the home inspection? Most inspectors recommend that buyers attend at least the last portion of the inspection. You don't need to shadow every step, but joining the final 30 to 60 minutes gives you something a written report can't deliver: the inspector pointing at the actual defect, explaining the severity, and showing you where the shut-offs, panels, and access points live. The [**ASHI Standards of Practice**](https://www.homeinspector.org/standards-of-practice) cover what the inspector evaluates, but they don't require an inspector to translate findings in person — that's a courtesy most professionals extend on request. What to do if you can attend: - **Show up for the walk-and-talk at the end.** Bring a phone for photos and a notebook for the items you want to negotiate. - **Ask which findings are safety issues, which are end-of-life replacements, and which are routine maintenance.** That triage drives your repair-request strategy. - **Locate the major shut-offs in person.** Main water, gas, and electrical disconnects are easier to remember when you've seen them. - **Don't bring family or contractors.** Inspectors work best when the home is quiet; extra people slow the visit and can muddy the conversation. If you can't attend, ask the inspector to schedule a **30-minute report-review call** the next day. You'll cover the same ground over video, and you can share the report and call notes with your agent for the repair request. For the specific findings that most often justify walking away or renegotiating, see [seven home inspection deal-breakers](https://www.opendoor.com/articles/seven-home-inspection-deal-breakers). ## How to prepare for a home inspection as a seller A little preparation can help the inspection go smoothly and avoid unnecessary delays. Here's what sellers can do ahead of time. ### 1. Provide clear access to all areas Unlock gates, clear paths to the attic and basement, and make sure the electrical panel is accessible. Inspectors can't evaluate what they can't reach, and blocked access can delay the process. ### 2. Complete minor repairs and maintenance tasks Addressing [obvious issues](https://www.opendoor.com/articles/things-to-repair-before-selling-a-house) before inspection day can shorten the defect list. Leaky faucets, burned-out bulbs, and missing outlet covers are quick fixes that signal the home has been well maintained. ### 3. Compile records of recent upgrades Documentation for roof replacements, HVAC servicing, or other improvements helps demonstrate the home's maintenance history. Inspectors and buyers appreciate knowing when major systems were last serviced or replaced. ### 4. Confirm all utilities are turned on Inspectors need working utilities to test systems properly. If the home is vacant, make sure electricity, gas, and water are connected before inspection day. ### 5. Tidy up and remove clutter A clean, accessible home allows the inspector to work efficiently. It also creates a positive impression, as professionals tend to associate well-maintained spaces with homeowners who care for their property. Related: [things to repair before selling a house](https://www.opendoor.com/articles/things-to-repair-before-selling-a-house). ## Should sellers make repairs before the home inspection? Sellers don't have to fix anything before the buyer's inspector arrives, but a short list of pre-inspection repairs can prevent the report from triggering a renegotiation. The goal isn't to hide problems — inspectors find them anyway — it's to remove **the small, low-cost items that pile up into a long defect list** and shake a buyer's confidence. What is usually worth fixing before the inspection: - **Burned-out bulbs, missing GFCI outlets near sinks, and reversed-polarity receptacles.** Inspectors call these out every time, and each fix costs less than $50. - **Running toilets, slow drains, and dripping faucets.** Small plumbing items photograph badly in reports and prompt buyers to assume there are bigger leaks behind walls. - **Sticking doors and windows, cracked weatherstripping, and missing screens.** Cheap to fix, expensive to ignore. - **HVAC filter change and a furnace/AC service receipt on the counter.** A current service tag signals the system is maintained. - **Clear access to the attic, electrical panel, water heater, crawl space, and HVAC condenser.** Inspectors flag inaccessible systems as **"unable to evaluate,"** which buyers read as a red flag. What is usually **not** worth fixing pre-inspection: - **Roof, foundation, or major HVAC work.** These should go through a contractor's quote and either a credit to the buyer or a price adjustment; a quick patch tends to raise more questions than it answers. - **Cosmetic items that the inspector won't flag.** Inspectors don't grade paint or carpet condition. If you'd rather skip the inspection-and-repair cycle entirely, [Opendoor can make a cash offer](https://help.opendoor.com/selling/how-it-works/how-selling-to-opendoor-works) and handle most repairs after closing instead of asking you to negotiate them line-by-line. ## What happens after a home inspection The inspection report marks a decision point in the transaction, particularly since [86% of inspections](https://www.rubyhome.com/blog/home-inspection-stats/) find at least one issue needing attention. Here's what typically follows. ### Reviewing the inspection report Reports include detailed findings, photos, and recommendations. A "[material defect](https://www.opendoor.com/articles/why-do-pending-home-sales-fall-through)" is any condition that significantly affects the home's value, habitability, or safety. Not every item on the list rises to this level, and many are minor maintenance items. ### Negotiating repairs or price adjustments Buyers and sellers often negotiate based on inspection findings, with [46% of buyers](https://www.rubyhome.com/blog/home-inspection-stats/) using inspection results to negotiate a lower price. Common approaches include requesting repairs before closing, asking for credits toward closing costs, or adjusting the sale price to account for needed work. ### Making the decision to move forward Inspection results help buyers decide whether to proceed, renegotiate, or walk away during the contingency period. For sellers, understanding likely findings in advance can reduce surprises and keep transactions on track. ## How to get a clearer, more useful home inspection report Two inspectors looking at the same house can produce reports that read very differently. The difference is usually in how the buyer set up the inspection and what they asked for up front. A few habits get you a report that is easier to negotiate from and easier to live with after closing. 1. **Hire from the right organization.** Look for inspectors credentialed by [**ASHI**](https://www.homeinspector.org/standards-of-practice) or InterNACHI, with a current state license if your state requires one. Check that the inspector carries **errors-and-omissions** and **general liability** insurance. 2. **Ask for a written sample report before you book.** A good report uses photos, captions, severity ratings, and a one-page summary at the top. If the sample is a wall of unlabeled photos, look elsewhere. 3. **Order specialty inspections in parallel.** Radon, sewer scope, termite, mold, and pool inspections each have their own specialists. Bundling them with the main inspection saves a return trip. 4. **Be on site for the last hour.** A 30-to-60-minute walk-and-talk at the end clarifies severity in a way a written report can't. 5. **Request a digital report with hyperlinks.** Many modern inspectors deliver a web-based report you can share directly with the seller's agent and contractors for repair quotes. 6. **Save the report for tax-deduction tracking and future maintenance.** The report doubles as a baseline for future repair-versus-replace decisions. If the report flags major defects, see our list of [seven home inspection deal-breakers](https://www.opendoor.com/articles/seven-home-inspection-deal-breakers) for how to triage and decide whether to renegotiate, ask for repairs, or walk. ## Home inspection vs home appraisal Home inspections and [appraisals serve different purposes](https://www.opendoor.com/articles/appraisal-vs-home-inspection-whats-the-difference), and they're often confused. | **Home inspection** | **Home appraisal** | | Evaluates condition and safety | Determines market value | | Hired by the buyer | Required by the lender | | Identifies defects and repairs needed | Compares to similar recent sales | | Optional but highly recommended | Mandatory for most mortgages | An appraiser focuses on what the home is worth. An inspector focuses on what condition it's in. Both play important roles in a real estate transaction, but they answer very different questions. Related: [home appraisal guide](https://www.opendoor.com/articles/home-appraisal-guide-what-it-is-how-long-it-takes-what-to-expect). ## Sell your home on your terms with a cash offer If preparing for inspections, showings, and negotiations feels overwhelming, there's another path forward. Selling to Opendoor lets you skip the traditional process entirely. No open houses, no lengthy negotiations, and no waiting to see what an inspection might reveal. You can request a free, no-obligation cash offer and choose your own closing timeline. [Get a free offer today](https://www.opendoor.com/address-entry) [Get your offer](#) **Frequently asked questions about home inspections** | **Supported Locations** | | | **Cities / Areas** | **States** | | [Columbia](/sell/columbia_sc), [Columbus](/sell/columbus_oh), [Corpus Christi](/sell/corpus_christi_tx), [Detroit](/sell/detroit_mi), [East Texas](/sell/east_texas), [El Paso](/sell/el_paso), [Florida Panhandle](/sell/florida_panhandle), [Greensboro](/sell/greensboro_nc), [Greenville](/sell/greenville_sc), [Indianapolis](/sell/indianapolis_in), [Kansas City](/sell/kansas_city), [Killeen](/sell/killeen_tx), [Knoxville](/sell/knoxville_tn), [Las Vegas](/sell/las_vegas), [Little Rock](/sell/little_rock_ar), [Louisville](/sell/louisville_in_ky), [Memphis](/sell/memphis_tn), [Miami](/sell/miami_fl), [Milwaukee-Waukesha](/sell/milwaukee_waukesha_wi), [Minneapolis](/sell/minneapolis), [New Orleans](/sell/new_orleans_la), [New York & New Jersey](/sell/new_york_new_jersey), [Northern Colorado](/sell/northern_colorado), [Oklahoma City](/sell/oklahoma_city_ok), [Omaha](/sell/omaha_ne), [Philadelphia](/sell/philadelphia_pa), [Pittsburgh](/sell/pittsburgh_pa), [Portland](/sell/portland), [Prescott](/sell/prescott_az), [Reno](/sell/reno_nv), [Richmond](/sell/richmond_va), [Salt Lake City](/sell/salt_lake_city), [San Antonio](/sell/san_antonio), [Seattle](/sell/seattle_wa), [San Francisco Bay Area](/sell/sf_bay_area), [South Texas](/sell/south_texas), [Southwest Florida](/sell/southwest_fl), [St Louis](/sell/st_louis), [Tucson](/sell/tucson), [Tulsa](/sell/tulsa_ok), [Virginia Beach](/sell/virginia_beach_va), [West Texas](/sell/west_texas), [Western New York](/sell/western_ny) | [Alabama](/sell/alabama_other), [Arkansas](/sell/arkansas_other), [California](/sell/california_other), [Colorado](/sell/colorado_other), [Connecticut](/sell/connecticut_other), [Delaware](/sell/delaware_other), [Georgia](/sell/georgia_other), [Idaho](/sell/idaho_other), [Illinois](/sell/illinois_other), [Indiana](/sell/indiana_other), [Iowa](/sell/iowa_other), [Kansas](/sell/kansas_other), [Kentucky](/sell/kentucky_other), [Louisiana](/sell/louisiana_other), [Maine](/sell/maine_other), [Maryland](/sell/maryland_other), [Massachusetts](/sell/massachusetts_other), [Michigan](/sell/michigan_other), [Minnesota](/sell/minnesota_other), [Mississippi](/sell/mississippi_other), [Missouri](/sell/missouri_other), [Montana](/sell/montana_other), [Nebraska](/sell/nebraska_other), [Nevada](/sell/nevada_other), [New Hampshire](/sell/new_hampshire_other), [New Mexico](/sell/new_mexico_other), [New York](/sell/new_york_other), [North Carolina](/sell/north_carolina_other), [North Dakota](/sell/north_dakota_other), [Ohio](/sell/ohio_other), [Oklahoma](/sell/oklahoma_other), [Oregon](/sell/oregon_other), [Pennsylvania](/sell/pennsylvania_other), [South Carolina](/sell/south_carolina_other), [South Dakota](/sell/south_dakota_other), [Tennessee](/sell/tennessee_other), [Utah](/sell/utah_other), [Vermont](/sell/vermont_other), [Virginia](/sell/virginia_other), [Washington](/sell/washington_other), [West Virginia](/sell/west_virginia_other), [Wisconsin](/sell/wisconsin_other), [Wyoming](/sell/wyoming_other) | --- *Originally published at [https://www.opendoor.com/articles/briefs/what-do-home-inspectors-look-for](https://www.opendoor.com/articles/briefs/what-do-home-inspectors-look-for)*