What Does a Home Inspector Actually Do? A Room-by-Room Walkthrough
If you’ve never had a home inspection before—or it’s been a while—it can feel a little mysterious. What exactly does a home inspector do? Are they just looking for big-ticket issues, or do they notice the small stuff too?
Whether you're getting ready to buy, sell, or simply want peace of mind about your property, this guide breaks down what a professional home inspection includes—room by room.
First, What Is a Home Inspection?
A home inspection is a non-invasive, visual examination of a property's accessible systems and components. It’s not a code compliance check, and it’s not a warranty—but it is one of the best tools to understand the current condition of a home.
Think of it like a comprehensive check-up for your house.
What Home Inspectors Look for: Room-by-Room Breakdown
Let’s walk through what your inspector will typically assess in each area of the home.
🏠 Exterior
Roof condition (shingles, flashing, gutters)
Chimneys and vents
Siding and trim
Windows and doors (function and sealing)
Driveways, walkways, grading/drainage
Decks, porches, railings, and steps
🔎 Purpose: Identify water intrusion risks, structural wear, and safety concerns.
🛋️ Interior Living Spaces
Walls, ceilings, and floors (cracks, water stains)
Windows and doors (operation, condition, hardware)
Stairs and railings
Smoke detectors and carbon monoxide alarms
HVAC vents and airflow
🔎 Purpose: Confirm safe, functional living conditions and note signs of hidden damage.
🍳 Kitchen
Cabinet and countertop condition
Sink, faucet, and garbage disposal
GFCI outlets (safety-required electrical plugs)
Visible plumbing under the sink
Appliance condition (note: testing varies by inspector)
🔎 Purpose: Flag leaks, safety issues, or damage in a high-traffic, high-use area.
🚿 Bathrooms
Toilets, sinks, tubs, and showers (operation and sealing)
Exhaust fans
GFCI outlets
Plumbing beneath sinks
Water pressure and drainage
🔎 Purpose: Find leaks, moisture issues, and potential mold risks early.
🛏️ Bedrooms
Door and window operation
Walls and ceilings (cracks, stains, signs of settling)
Floor stability
Smoke detector placement
🔎 Purpose: Ensure rooms meet basic safety and comfort standards.
🌀 Attic
Roof structure and insulation
Ventilation
Signs of leaks or pest activity
Electrical splices or exposed wiring
🔎 Purpose: Catch roof issues early and ensure energy efficiency.
⚡ Electrical System
Main electrical panel and breakers
Branch wiring (visible portions)
GFCI and AFCI protection
Light switches and outlets
Bonding and grounding checks
🔎 Purpose: Identify outdated or unsafe electrical conditions.
🔥 HVAC System
Furnace and AC unit condition
Thermostat function
Ductwork (visible areas)
Air filters and registers
🔎 Purpose: Confirm the system is functional and not near failure.
💧 Plumbing System
Main water shutoff
Supply and drain lines (visible)
Water heater condition
Water pressure and flow
Signs of leaks or corrosion
🔎 Purpose: Spot potential failures, water damage, and safety risks.
🧱 Basement/Crawlspace/Foundation
Foundation walls and support beams
Moisture levels and signs of seepage
Vapor barriers and insulation
Ventilation and drainage
🔎 Purpose: Check for structural integrity and long-term water intrusion issues.
What’s Not Included in a Standard Home Inspection?
It’s just as important to know what inspectors don’t do:
Invasive work (cutting into walls or floors)
Code enforcement
Specialty tests (radon, mold, asbestos—unless requested)
Warranties or guarantees
Concealed systems (like underground plumbing or behind-wall wiring)
Think of it as a snapshot in time—a detailed, impartial look at the condition of what's visible and accessible.
Final Thoughts
A great home inspector isn’t just looking for what's wrong—they're helping you understand the full picture of the home you're buying or selling. With a clear, unbiased report, you can move forward confidently, negotiate wisely, or fix small issues before they become big ones.