What Inspectors Look For in a Home Inspection: 2026 Guide
Two inspectors arrive at the same property on the same morning. One drives a Ford F-150 with InterNACHI stickers. The other drives a Subaru with an ASHI logo. They walk different paths through the house, ask the seller different questions, and use different report-writing software. Yet when their reports land, roughly 85 percent of the findings overlap. That convergence is not accidental. It exists because both the American Society of Home Inspectors and the International Association of Certified Home Inspectors publish Standards of Practice that define a shared minimum checklist. Understanding what inspectors look for in a home inspection — the items every credentialed inspector documents regardless of personality or kit — helps buyers calibrate expectations across multiple quotes.
What inspectors look for in a home inspection, defined by the SOP
What inspectors look for in a home inspection is governed by published Standards of Practice. The ASHI SOP, the InterNACHI Residential SOP, and most state-level licensing statutes require inspectors to evaluate ten functional categories: structural components, exterior, roofing, plumbing, electrical, HVAC, interior, insulation, ventilation, and built-in fireplaces or appliances. Inside each category, the SOP enumerates required items. Outside each category, the SOP enumerates explicit exclusions. The result is a common checklist that defines the floor — not the ceiling — of what a credentialed inspector reports.
The common checklist across credentialed inspectors
The shared items map directly to the SOPs. Roof: covering condition, flashing integrity, drainage, penetrations. Exterior: cladding, trim, eaves, soffits, fascia, decks, walkways, grading. Structural: foundation walls, slab, framing, signs of movement. Plumbing: supply piping material, drain piping material, water heater, fixtures, hose bibs. Electrical: service entrance, panel, branch circuits sampled, GFCI/AFCI presence, smoke and CO detectors. HVAC: heating equipment, cooling equipment, distribution, controls. Interior: walls, ceilings, floors, doors, windows, stairs, railings. Insulation and ventilation: attic, crawlspace, mechanical ventilation. Built-ins: dishwasher, range, vent hood, garage door operator.
Why two inspectors converge on similar findings
The convergence comes from three sources. First, the SOPs require the same items. Second, inspector training programs — AHIT, ICA, McKissock, the InterNACHI free curriculum — drill the same defect categories. Third, the trade-association ethics codes prohibit selective reporting or downplaying defects to please the referring agent. When the structure is shared, the variation collapses. Where two inspectors differ tends to be in tier-three items: minor cosmetic notes, optional ancillary tests, the depth of narrative explanation, and the format of the final report.
Item-by-item: what every credentialed inspector documents
Roof and attic
Shingle or membrane type, estimated remaining life, flashing condition at penetrations, gutter and downspout function, attic ventilation pathway, insulation depth and coverage, signs of past or active leaks, and evidence of rodent or insect activity. ASHI’s SOP requires the inspector to walk the roof “if safely accessible” or evaluate from the eave when not. Steep-pitch roofs and ice-covered roofs are commonly inspected from the ladder.
Exterior envelope
Siding material and condition, trim and fascia rot, deck attachment and ledger flashing, exterior stair rise and run, handrail security, driveway and walkway settlement, exterior grade pitching away from foundation at the SOP-recommended 6 inches over 10 feet, and water-management features including downspout extensions.
Foundation and structure
Foundation type (full basement, crawlspace, slab-on-grade), foundation wall material, visible cracks measured and classified, signs of differential settlement, post-and-beam framing where accessible, joist sizing and span where visible, and floor flatness as measured by walking or with a digital level.
Plumbing
Supply piping material, drain-waste-vent material, water heater type and age, TPR-valve installation and discharge pipe, shut-off valve presence at each fixture, hose bib backflow protection, and functional run of every reachable fixture. Cross-connection between hot and cold lines, slow drains, and active leaks all get photographed.
Electrical
Service drop or service lateral configuration, meter base, main service panel manufacturer and amperage, breaker layout and labeling, double-tapped breakers, knockouts, GFCI protection in required locations (kitchens, bathrooms, garages, exterior, unfinished basements), AFCI protection where applicable, smoke alarm placement per NFPA 72 spacing, and CO detector placement where required.
HVAC
Heating equipment manufacturer, model, age, fuel type, BTU input, combustion-vent condition, filter access and condition. Cooling equipment manufacturer, model, age, refrigerant type, condenser fin condition, disconnect type. Distribution system inspected at every accessible register and return. Thermostat function tested by calling for heat and calling for cool.
Interior and built-ins
Wall and ceiling conditions, floor coverings, doors and windows (sample-tested for operation), stairs and railings (handrail height per IRC R311.7.8 nominally 34 to 38 inches), kitchen appliances run through one cycle each where powered, garage door reversal test, and bathroom ventilation fan operation.
What the shared checklist deliberately excludes
The SOPs explicitly exclude items that require specialized credentials or invasive testing. Septic-tank internals, well-water yield and quality, swimming pool internals, sprinkler-system performance, lead-based paint analysis, asbestos sampling, radon testing, mold sampling, wood-destroying-insect identification, and buried fuel-oil tanks all fall outside the shared scope. Buyers needing these checks should retain a specialist with the correct credential — an EPA-certified Lead Inspector or Risk Assessor for lead, a CDPHE-certified asbestos inspector in Colorado, a NRPP- or NRSB-certified radon professional, an IICRC-certified mold assessor, and a licensed pest inspector for WDI/WDO sampling.
The ancillary services that often get bundled
Inspectors with additional credentials often bundle ancillary services for a single visit. A radon device deployment for 48-hour short-term testing. A surface mold swab sent to a certified lab. A sewer scope using a CCTV crawler. An infrared scan of accessible surfaces. Buyers see these bundled for $75 to $250 each and should treat the results as supplementary to — not part of — the general home inspection.
How the reports differ when the findings converge
Even when two inspectors find the same defects, the reports look different. One inspector writes 60-page reports with photographs of every documented item. Another writes 35-page reports with executive summaries and photographs only of significant findings. One uses Spectora software. Another uses Home Inspector Pro. One narrates each defect in plain language. Another uses canned phrases from a software library. None of these styles is intrinsically better. Buyers should ask for a sample report before hiring and confirm it matches their reading style.
What an inspection report cannot tell you
Even a thorough report has limits. It does not promise the absence of hidden defects behind finished walls. It does not guarantee future system life. It does not provide repair-cost estimates. It does not warrant insurability. It does not address title issues, easement disputes, or zoning compliance. The Standards of Practice frame inspection as a snapshot in time — a documented observation of accessible systems on the day of inspection.
How to compare quotes across inspectors
Use the shared checklist as the apples-to-apples baseline. Confirm both inspectors hold InterNACHI or ASHI membership and any state license required in your jurisdiction. Confirm both will inspect the same square footage. Confirm both deliver the report within 48 hours. Then compare price, ancillary services, sample report quality, and references. Buyers in the Front Range can review our guide to hiring a home inspector for a step-by-step framework, and our sibling pieces on what a home inspection looks for and the buyer-prep view of what an inspector checks approach the same question from different angles.
How long the inspection takes and what the inspector does on site
The on-site time tracks with property complexity. A 1,200-square-foot ranch built in 2010 with a single furnace and a slab-on-grade foundation might inspect in two hours. A 4,200-square-foot 1930s Denver Square with a finished basement, separate furnace, two water heaters, and an attached two-car garage with apartment above might take five hours. The inspector typically spends the first hour on the exterior and roof, the middle hours on systems and interior rooms, and the final hour finalizing notes and reviewing findings with the buyer present. The written report arrives by email within 24 to 48 hours.
Why the buyer’s presence changes the experience
A buyer who walks the property with the inspector gets two products: the report and the verbal commentary. The verbal commentary often contains nuance the report does not — the inspector’s hunch about which defect is the bigger budget item, the order in which to address findings after closing, the unrelated maintenance tip that comes up while looking at the water heater. Buyers who skip the walkthrough get a high-quality report but lose the side conversation. For first-time buyers, the side conversation is often worth more than the report.
Front Range patterns inside the shared checklist
Within the SOP shared checklist, Colorado inspectors look harder at a regional subset. Expansive-soil foundation movement in Douglas, Elbert, and El Paso counties. Hail-damaged roofs across Adams, Denver, and Arapahoe counties. High-radon-zone properties statewide. Older Denver Square and bungalow homes with knob-and-tube remnants. The shared checklist sets the floor; the regional knowledge sets the ceiling on what a Front Range inspector actually finds.
What buyers can do to prepare for the shared checklist
Buyers add value to the inspection day by being present and asking questions in real time. Wear clothes that can get dirty, bring a notebook, and stay close enough to hear the inspector narrate findings. Ask the inspector to explain anything photographed. Ask why a particular finding lands in safety-now versus monitor-only. The walkthrough is not just a defect-discovery exercise — it is also a 3-hour education on the property’s systems. Buyers who treat it that way leave the closing table with a much clearer maintenance map for the next five years.
What sellers can do to make findings simpler
Sellers who prepare for inspection day reduce the report’s defect count without misrepresenting anything. Replace burned-out bulbs so the inspector can verify every fixture works. Clear access to the panel, water heater, and HVAC equipment. Service the furnace annually and keep the service tag. Reset GFCI outlets. Test every smoke and CO detector battery. None of this hides defects — it lets the inspector document what is actually wrong, not what looks broken because of a dead bulb or a tripped breaker.
How report findings translate into negotiation
After the report arrives, the buyer’s agent typically drafts an inspection objection or repair request inside the contingency window — often 7 to 10 calendar days in Colorado purchase contracts. The shared checklist gives the buyer’s agent a defensible set of items to negotiate. Safety-now items have the most leverage. Expensive-soon items often translate into seller credits at closing rather than pre-closing repairs. Monitor-only items rarely move the needle. Buyers should let the agent prioritize and avoid throwing every defect into the request — that pattern reads as bad-faith negotiation and tends to backfire.
When to add specialty inspectors after the general inspection
If the general inspector flags a structural concern, foundation crack pattern, or basement bowing, a licensed Colorado structural engineer ($350 to $650) can produce a stamped opinion. If they flag a sewer concern, a licensed plumber with a CCTV scope ($150 to $350) can document lateral condition. If they flag elevated humidity or visible mold, an IICRC-certified mold assessor with lab sampling ($300 to $600) closes the gap. Stack these only when the general inspection produces specific evidence — speculative add-ons inflate cost without adding clarity.
References
- InterNACHI Residential Standards of Practice 2024 revision — InterNACHI
- ASHI Standard of Practice for Home Inspections — American Society of Home Inspectors
- ICC 2024 International Residential Code reference — International Code Council
- CDC indoor radon zone classification — Centers for Disease Control