What Happens During a Home Inspection? What to Expect, Step by Step

Before the inspection

When you book, we confirm the address, the square footage and anything you're especially concerned about. You'll sign the inspection agreement online before the visit, which locks in your date and time. If you're buying, your real estate agent usually coordinates access with the seller's agent.

Make sure the utilities are on, and that we can reach the electrical panel, the water heater, the AC system and the attic.

How long it takes

Most home inspections take one to two hours, depending on the size and age of the home. Adding a wind mitigation or four-point inspection in the same visit adds a little time but saves you a second appointment.

What we check

Outside: the roof, gutters, walls, windows, doors, grading and drainage, and the AC condenser.

Attic: the roof structure, insulation, ventilation and signs of leaks.

Electrical: the panel, breakers, visible wiring, and outlets tested for grounding and GFCI protection.

Plumbing: supply and drain pipes we can see, water pressure, fixtures, toilets and the water heater.

Air conditioning: whether it cools, the air handler, the drain line and the drain pan.

Inside: walls, ceilings, floors, windows, doors, stairs, the kitchen, bathrooms and smoke detectors.

Throughout the home, we use a moisture meter and a thermal imaging camera to look for hidden moisture.

What isn't included

A home inspection is visual and non-invasive. We don't open walls, move furniture or test inside sewer lines. Pools and spas aren't part of our inspection, so hire a pool specialist if the home has one. If we find something that needs a closer look, we'll tell you which kind of licensed professional to call.

Should you be there?

If you can, yes. Walking through the home with the inspector at the end is the fastest way to understand what's serious and what's routine maintenance. If you can't make it, that's fine too. The report explains everything, and you can call or text us with questions.

Your report

You get a detailed digital report with photos, usually the same day. Each finding is written in plain English, so you know what it means and whether it's a safety issue, a repair or something to keep an eye on. See real examples in our sample reports.

After the inspection

If you're buying, share the report with your real estate agent and decide what to ask the seller to repair or credit. If an insurance form is needed, send the four-point or wind mitigation report to your insurance agent. And keep the report. It's a useful record of your home's condition for years to come.