What Does a Home Inspector Look For: Full 2026 Guide
The question of what does a home inspector look for is one of the most common research queries from buyers in the days before signing an inspection contingency. The short answer is that a general home inspection covers ten major categories of the property across two to four hours on site, then condenses findings into a written report the buyer uses to negotiate repairs, credits, or walking away from the deal. This guide walks through each of the ten categories in detail, explains the typical scope and limits, identifies the conditions that trigger escalation to specialty inspectors, and clarifies what the inspection is not. For state-specific licensing and credential expectations, the hiring process overview covers the regulatory side.
What Does a Home Inspector Look For: The 10 Major Categories
A general home inspection follows industry standards published by the American Society of Home Inspectors (ASHI) and the International Association of Certified Home Inspectors (InterNACHI). Both organizations define the same ten visible-and-accessible categories that constitute a residential inspection. The inspector is looking for material defects, safety issues, and components at or near end of life. They are not testing every system or performing repairs.
1. Roof System
The roof inspection covers shingle or panel condition, flashing, valleys, ridge caps, penetrations (vents, chimneys, skylights), gutters, and downspouts. Inspectors look for missing or curled shingles, granule loss, soft spots indicating substrate damage, exposed nails, damaged flashing around vents and chimneys, and signs of past leaks. Most inspectors walk the roof when it is safely accessible; steep or wet roofs may be inspected from ladder or drone. Front Range hail damage is one of the most common findings in Denver-area inspections, especially on homes with three- or four-tab asphalt shingles installed before 2018.
2. Exterior
The exterior inspection covers siding, trim, paint, masonry, soffits, fascia, exterior doors, windows from outside, grading near the foundation, walkways, driveways, decks, porches, and visible drainage. Inspectors look for siding damage, paint failure, cracked masonry, rotted wood, improper grading that directs water toward the foundation, and decks with deteriorating ledger connections or insufficient flashing. Negative grading (slope toward the house) is a recurring finding in Front Range homes built on expansive soil.
3. Foundation and Structural Components
Foundation and structural review covers visible foundation walls (interior and exterior basement faces), crawl-space framing, posts, beams, joists, and any settlement or movement evidence. Inspectors look for cracks (categorized as cosmetic hairlines versus structural step-cracks or horizontal cracks), water intrusion stains, efflorescence, bowing walls, sagging joists, and improper modifications by prior owners. Vertical cracks under 1/8 inch in poured concrete are typically cosmetic; horizontal cracks or step-cracks in masonry walls usually warrant a structural engineer referral.
4. Plumbing System
The plumbing inspection covers water-supply piping (visible), drain-waste-vent (DWV) piping, water heaters, fixtures, traps, shut-off valves, and water pressure. Inspectors look for active leaks, corrosion, mismatched materials (galvanized to copper without dielectric unions), water heater age and TPR valve condition, drains that fail to flow properly, and water pressure outside the 40 to 80 psi range. Polybutylene piping in homes built between 1978 and 1995 is a common discovery that triggers replacement recommendations.
5. Electrical System
Electrical review covers the service entrance, main panel, branch circuits visible at outlets and switches, GFCI and AFCI protection where required, smoke and carbon monoxide alarms, and visible wiring. Inspectors look for double-tapped breakers, undersized service, federal Pacific or Zinsco panels (both flagged for safety concerns), aluminum branch wiring (homes 1965 to 1973), missing GFCI protection in wet areas, knob-and-tube wiring, and improperly modified panels. Each finding typically gets a severity rating with a recommended electrician follow-up.
6. Heating, Ventilation, and Air Conditioning (HVAC)
HVAC inspection covers furnace or boiler condition and age, air conditioner condition and age, ductwork visible portions, thermostat operation, combustion air, venting, and refrigerant line condition. Inspectors look for furnaces over 20 years old, cracked heat exchangers when visible, improper venting, blocked condensate lines, air conditioners that fail to cool 15 to 20 degrees below ambient, and missing or damaged duct insulation. Front Range homes with rooftop AC units often show premature compressor wear from hail.
7. Interior
The interior walk-through covers walls, ceilings, floors, windows, doors, stairs, railings, and built-in appliances. Inspectors look for cracks (cosmetic versus structural), water stains, slope or settlement evidence, window operation, door clearance and hardware, stair tread consistency, missing or undersized handrails, and visible insulation gaps at top plates. Failed window seals (fogged double-pane glass) are flagged for replacement; the original glazing remains structurally sound but loses thermal efficiency.
8. Attic and Insulation
Attic inspection covers framing, insulation, ventilation, roof underside, and any signs of past leaks, pests, or improper modifications. Inspectors look for insufficient insulation (current Colorado code generally calls for R-49 in attics), missing or damaged vapor barriers, blocked soffit vents, evidence of rodent or bird intrusion, mold or moisture stains on the roof underside, and electrical splices outside of junction boxes. Knob-and-tube wiring buried under insulation is a common pre-1950s finding that triggers electrician review.
9. Basement and Crawl Space
Basement and crawl space inspection covers foundation walls, floor, support columns, sump and ejector pumps, dehumidifiers, water heater venting, and visible plumbing or electrical. Inspectors look for water intrusion evidence (efflorescence, staining, active dampness), sump pump operation, moisture meter readings on suspect areas, pest activity, and signs of past mold growth. Front Range crawl spaces often show seasonal moisture patterns that warrant vapor barrier installation or improved ventilation.
10. Appliances and Built-Ins
Appliance inspection covers permanently installed appliances: ovens, ranges, dishwashers, garbage disposals, built-in microwaves, and exhaust hoods. Inspectors look for operation (turn on each appliance and verify normal cycle), visible damage, gas-line condition for gas ranges, and exhaust ductwork termination. Refrigerators, washers, dryers, and other non-built-in appliances are typically excluded from standard inspections.
What Triggers Escalation to a Specialist
General inspectors call out conditions that warrant specialty follow-up rather than diagnosing every problem themselves.
Foundation issues beyond cosmetic cracks: structural engineer referral.
Signs of past water damage that suggest possible mold: certified mold inspector. See the mold inspection hub for that workflow.
Roof damage requiring detailed assessment: licensed roofer, often with insurance-claim implications in hail-affected areas.
Sewer line concerns on older homes: licensed plumber with sewer camera.
Electrical panels with safety concerns: licensed electrician.
HVAC systems with combustion concerns: licensed HVAC contractor.
Pre-1978 paint surfaces: lead paint testing professional.
Asbestos-containing materials: certified asbestos inspector.
What a Home Inspection Does Not Cover
Standard inspections are visual and non-destructive. They do not include: tearing into walls, ceilings, or floors; testing soil; surveying property boundaries; calculating square footage; determining property value; assessing code compliance to current standards (most homes were built to earlier code); evaluating cosmetic items; testing for radon, mold, asbestos, or lead; or warranties on components.
Add-on services that buyers commonly order alongside the general inspection include radon testing ($125 to $250), mold air sampling ($150 to $400), sewer scope ($175 to $300), and wood-destroying organism (WDO) inspection ($75 to $150). Cross-reference with our what do they check in a home inspection piece for the inspection-day timeline.
How Long the On-Site Inspection Takes
A standard single-family home of 1,500 to 3,000 square feet takes two to four hours on site. Larger homes (over 4,000 square feet), older homes (pre-1950), and homes with significant deferred maintenance can take five to six hours. Buyers are encouraged to attend the final 30 to 60 minutes for a walk-through summary, which is where the inspector points out major findings and answers questions in context.
What the Final Report Contains
The written report (typically delivered within 24 to 48 hours of the on-site visit) contains photographs of every flagged item, descriptions of conditions, severity ratings, and recommendations. Reputable reports run 40 to 80 pages for a typical home. Reports under 15 pages are usually insufficient documentation; reports over 100 pages may be padded with boilerplate.
The report is the document buyers use to negotiate the inspection objection period of their purchase contract. Pair the findings with cost estimates from specialty contractors to support negotiation requests.
Common Findings That Trigger Negotiation
Some inspection findings are routine maintenance items that homeowners absorb without renegotiating; others are significant enough to reopen contract discussion. The four categories that most commonly trigger negotiation requests in 2026 Front Range residential transactions are: roof issues requiring replacement or significant repair, foundation movement or active settlement, HVAC systems at or near end of life, and electrical panel safety concerns.
Roof findings vary in cost from $200 to $400 for partial flashing repair up to $15,000 to $40,000 for complete tear-off and replacement on a typical Front Range home. Hail damage discovered during inspection often triggers an insurance claim consultation because Colorado is one of the most hail-impacted states and many policies cover full replacement for hail-damaged roofs.
Foundation findings range from cosmetic crack monitoring (no immediate cost) to structural engineering consultation ($400 to $1,500) followed by repair work that can reach $5,000 to $30,000 for active settlement issues. Buyers in Front Range expansive-soil areas should expect to see some foundation observation in nearly every inspection report.
HVAC findings include age-based recommendations on furnaces and air conditioners. Equipment over 20 years old typically gets flagged for replacement planning; cracked heat exchangers warrant immediate replacement for safety. Furnace replacement runs $4,500 to $9,000 for a typical Front Range home; AC replacement runs $4,000 to $8,000.
How Buyers Use the Inspection Report
The inspection report is the document that supports the inspection objection period in the purchase contract. Most Colorado residential contracts give buyers seven to fourteen calendar days from the inspection date to request repairs, credits, or contract termination based on findings. Buyers who miss this window lose the ability to renegotiate based on inspection findings.
The most effective negotiation strategy pairs inspection findings with cost estimates from specialty contractors. A roofer’s repair estimate, an HVAC contractor’s replacement quote, or a foundation engineer’s repair scope gives the seller and the buyer’s agent specific numbers to work with rather than vague concerns. Reputable contractors will provide free written estimates for major repair work even without an active service order.
Sellers respond to inspection objections with one of four options: agree to repairs, offer credit at closing, dispute the findings, or refuse and risk contract termination. Front Range market conditions affect leverage; in a slow market sellers often accept reasonable inspection requests, in a competitive market buyers often absorb routine findings to keep the deal intact.
Front Range Inspection Patterns Worth Knowing
Colorado homes have predictable inspection findings tied to climate and construction era. Hail damage on roofs is one of the most universal findings, especially in the Denver metro east of I-25 where hail frequency is highest. Asphalt shingle roofs more than five years old commonly show granule loss from hail impact even without obvious damage; aluminum and metal roofs show denting that is cosmetic but visible.
Expansive soil concerns appear in inspection reports across Douglas, Arapahoe, El Paso, and Elbert counties. Foundation cracks, basement floor heaving, and exterior concrete movement (sidewalks, driveways) are common findings that often get noted without rising to structural concern. A structural engineer referral is appropriate when cracks exceed 1/4 inch width, when wall bowing is visible, or when active settlement evidence is present.
Radon mitigation systems are commonly installed in newer Front Range homes (post-2010 construction frequently includes passive radon mitigation), and inspectors verify operation as part of standard practice. Older homes without mitigation systems should be tested separately as an ancillary service. The radon testing hub covers Colorado-specific protocols. Pre-purchase mold concerns in Front Range basements warrant mold air sampling as an ancillary service.
References
- ASHI Standard of Practice — American Society of Home Inspectors
- InterNACHI Standards of Practice — International Association of Certified Home Inspectors
- HUD Single Family Housing Policy Handbook — U.S. Department of Housing and Urban Development
- Indoor Air Quality and Inspections — U.S. Environmental Protection Agency