A home inspection is a two- to four-hour visual check of the home’s structure and systems by a licensed inspector, usually costing $300 to $600 and scheduled within days of your accepted offer. Use the report to find safety issues and expensive problems, then ask the seller for repairs or a credit, or walk away within your inspection contingency period.
What inspectors check
- Structure: foundation, framing and signs of settling.
- Roof: age, condition, leaks, flashing.
- Systems: heating, cooling, plumbing, electrical and the water heater.
- Exterior and interior: drainage, siding, windows, doors, attic and insulation.
- Safety: smoke and carbon monoxide detectors, railings, wiring hazards.
What it doesn’t cover
Inspectors don’t open walls or move furniture. Specialized checks cost extra and are worth considering based on the home and area:
- Sewer line camera for older homes with mature trees.
- Radon test.
- Termite or wood-destroying insect inspection, sometimes required by lenders.
- Mold, lead paint or asbestos testing for older homes.
- Chimney, pool, septic or well inspections.
- Structural engineer if the inspector flags foundation concerns.
Go to the inspection
Attend the end of the inspection, or join by video if you’re out of town, so the inspector can show you issues and explain which are serious. Ask how old the roof, furnace, air conditioner and water heater are, and roughly how long they’ll last.
Reading the report
Reports often list dozens of items. Sort them into three groups: safety issues, major systems or expensive repairs, and minor or cosmetic items. Focus your requests on the first two.
Try it: Negotiation roomSee how much leverage you have in your market, which shapes how much you can ask for after the inspection.Your options after the inspection
- Ask for repairs before closing, done by licensed contractors with receipts.
- Ask for a credit or price reduction instead; you choose the contractor and timing. Credits can count as seller concessions; see the seller concessions calculator.
- Accept the home as-is.
- Walk away within your contingency period; see the contingency risk explainer.
Budget for what’s coming
Even a clean report means some things will need replacing soon. Add expected repairs to the true cost to buy and plan your repair fund; see the true cost of owning a home.
Common questions
How much does a home inspection cost?
Usually $300 to $600, more for large homes; specialized inspections like sewer, radon or termite cost extra.
Should I attend the home inspection?
Yes, at least the end, or by video, so the inspector can show you issues and explain their seriousness.
Should I ask for repairs or a credit?
A credit is often simpler and lets you choose the contractor; credits count toward your loan’s concession limit.
Updated October 2026. Educational content. OfferBacked is not currently a lender and doesn’t issue pre-approvals or loans.