What does a home inspector actually check?
Reviewed August 2026 by Shannon Miles Group
A home inspector evaluates the major systems of a house including the structure, roof, electrical, plumbing, HVAC, insulation, ventilation, and appliances. They identify visible defects and safety concerns. An inspection typically costs $300 to $500 and takes 2 to 4 hours.
What the inspection covers.
A standard home inspection covers the visible, accessible areas of the home. Here is what inspectors typically evaluate.
Systems and components inspected
Structural
- Foundation and framing
- Walls, floors, and ceilings
- Roof structure and decking
- Attic access and ventilation
Exterior
- Siding and trim
- Windows and doors
- Gutters and downspouts
- Driveways and walkways
Roofing
- Roof covering (shingles, metal, tile)
- Flashings and penetrations
- Chimneys and skylights
- Gutters and downspouts
Electrical
- Service panel and breakers
- Outlets and switches
- Lighting fixtures
- GFCI and AFCI protection
Plumbing
- Pipes and fittings
- Water heater
- Fixtures and faucets
- Drainage systems
HVAC
- Heating system and furnace
- Air conditioning and condenser
- Ductwork
- Thermostats
Interior
- Walls, ceilings, floors
- Doors and windows
- Stairs and railings
- Built-in appliances
Insulation and Ventilation
- Attic insulation levels
- Crawlspace ventilation
- Bathroom exhaust fans
- Kitchen ventilation
What is not included
Standard inspections do not cover cosmetic items like paint colors or carpet condition. They also do not cover hidden defects behind walls, underground sewer lines, or inaccessible areas. If you need a more thorough evaluation, specialized inspections are available for specific systems.
Specialized inspections to consider
- Termite inspection. Highly recommended in Northeast Texas due to the prevalence of termites.
- Septic system inspection. Required for any property on a septic system.
- Well water test. Tests for bacteria, minerals, and flow rate.
- Radon testing. Recommended but not required in Texas.
- Foundation inspection. May be needed if the home is on expansive clay soil.
- Pool inspection. Needed if the property has a pool or spa.
Inspections in Northeast Texas.
In Northeast Texas, termite inspections are strongly recommended. Subterranean termites are common in the region, and a full termite report can save you thousands in future repairs.
Rural properties often need separate septic and well inspections. A standard home inspector may note the presence of a septic system, but they will not test it. You need a licensed septic inspector for that. Similarly, well inspections require a specialist who can test water quality and measure flow rate.
Foundation issues are also worth attention in some parts of Northeast Texas. The expansive clay soil in certain areas can cause foundation movement over time. A structural engineer can evaluate the foundation if the home inspector flags concerns.
Choosing an inspector and using the report.
- Choose a licensed inspector. Texas requires home inspectors to be licensed by TREC. Verify their license number before hiring.
- Attend the inspection. You will learn more about the home in 2 hours with the inspector than in any other part of the process.
- Prioritize safety and structural issues. Not everything on the report needs to be fixed. Focus on safety concerns, structural defects, and major system failures.
- Budget for specialized inspections. If the home has a septic system, well, or pool, plan for separate inspections. They cost extra but are worth the investment.
- Use the report for negotiation. Your agent can help you request repairs or credits based on the inspection findings. Most sellers expect some negotiation after inspection.
More answers you might find useful.
We can help you understand an inspection report.
Call us or stop by the office at 2322 Lamar Ave. in Paris. We help buyers read inspection reports and negotiate repairs with confidence.