What Is Home Inspection?

A home inspection is a detailed evaluation of a property’s physical condition performed by a licensed inspector. It covers the roof, foundation, plumbing, electrical, HVAC, and more — giving you a clear picture of any issues before you commit to the purchase.

A standard inspection on a 2,000 sq. ft. home costs $300–$500 and takes 2–4 hours. The inspector produces a written report, often with photos, flagging problems from minor maintenance items to major structural concerns. For example, discovering a failing HVAC system ($5,000–$10,000 to replace) during inspection lets you negotiate a repair credit or lower price before closing — or walk away under your inspection contingency.

Key Facts

• Typical cost: $300–$500 for a standard single-family home
• Duration: 2–4 hours on-site; report delivered within 24–48 hours
• What’s covered: Roof, foundation, plumbing, electrical, HVAC, windows, insulation, appliances
• Not covered: Behind walls, underground pipes, septic systems, or pests (separate inspections available)
• Who pays: The buyer, paid directly to the inspector at time of service
• Contingency period: Typically 7–14 days after contract execution to complete inspection and negotiate

Frequently Asked Questions

Is a home inspection required?

Lenders do not require a home inspection, but skipping it is risky. An inspection can uncover hidden problems worth thousands of dollars. Your real estate agent and loan officer will almost always recommend one.

Can I attend the home inspection?

Yes, and you should. Walking through with the inspector lets you ask questions, see issues firsthand, and learn about the home’s maintenance needs. Plan to be there for the last hour at minimum.

What if the inspection finds major problems?

You can negotiate with the seller for repairs, a price reduction, or a closing credit. If the issues are too severe, you can exercise your inspection contingency and cancel the contract with your earnest money returned.