What Does a Home Inspection Include?

A home inspection is a deep dive into a property’s physical condition and major systems, designed to uncover the kinds of issues you just can't see during a casual walkthrough. Think of it as a comprehensive health checkup for your potential new home. Before you finalize what is likely the biggest purchase of your life, an inspector identifies the true condition of critical components like the foundation, roof, HVAC, plumbing, and electrical systems.

The Blueprint for Your Peace of Mind

Understanding what a home inspection actually covers is the first step toward making a confident and informed purchase. It’s so much more than a formality; it's a vital diagnostic tool that paints a detailed picture of the home's current state. This isn't about a "pass" or "fail" grade. The real goal is to arm you with objective, clear-eyed data so you can move forward without any guesswork.

A professional inspector from a company like Upchurch Inspection acts as your advocate, meticulously examining the property from the ground up. This process transforms a house from an unknown entity into a known quantity, revealing its strengths and weaknesses before you sign on the dotted line.

What Is a Standard Inspection?

A standard residential inspection is a non-invasive visual assessment. This means the inspector evaluates all the readily accessible areas and systems without tearing open walls, dismantling equipment, or causing any damage. The primary focus is squarely on functionality, safety, and the overall structural integrity of the home.

The core objectives of the inspection boil down to a few key things:

• Identifying Major Defects: We're talking about the big-ticket items—uncovering significant issues like a failing foundation or a faulty electrical panel that could be incredibly costly or downright dangerous.
• Assessing System Conditions: This is all about determining the operational status of the home's workhorses, like the heating, cooling, and plumbing systems. Do they work as they should?
• Pinpointing Safety Hazards: Highlighting potential risks is a huge part of the job, from improper wiring and gas leaks to a simple lack of safety railings on a high deck.
• Forecasting Future Needs: A good inspector will also note components that are nearing the end of their service life, like an aging roof or water heater. This helps you budget for future replacements instead of being surprised by them.

At its core, a home inspection report is a detailed user manual for your new house. It tells you how things are working now and what to keep an eye on for the future, ensuring there are no major surprises after you get the keys.

This evaluation gives you powerful leverage. With the inspector's detailed report in hand, you can negotiate with the seller for repairs, ask for a price reduction to cover future costs, or even decide to walk away from a deal if the problems are just too extensive. Essentially, it protects your investment and provides invaluable peace of mind. As your trusted partner in Memphis and West Tennessee, Upchurch Inspection makes sure you have all the information you need to make the right call.

Home Inspection at a Glance

So, what exactly does an inspector look at? While every home is unique, a standard inspection systematically covers the property's major components. This table breaks down the primary areas and systems we evaluate.

This checklist forms the backbone of our inspection process, ensuring every critical aspect of the home is thoroughly assessed.

The Complete Home Inspection Checklist

To really wrap your head around what a home inspection covers, it helps to think of the house as a living, breathing thing. It has complex, interconnected systems all working together. I like to think of a good inspector as a general physician for the home—we perform a head-to-toe examination to assess the health of its most critical parts.

This isn’t about just finding faults. It’s about giving you a complete picture of the home’s current condition so you can make a clear-eyed, confident decision.

A proper home inspection follows an exhaustive checklist, usually based on established standards from groups like the American Society of Home Inspectors (ASHI). This systematic process typically takes two to four hours for an average-sized house, covering everything from the foundation slab to the very peak of the roof. Afterward, you’ll get a detailed report that lays out every observation and recommendation.

This infographic breaks down a home inspection into its three core pillars of evaluation.

As the visual shows, a complete "Home Health Check" is a balance of evaluating its core systems, its structural integrity, and its overall safety. Let's dig into what each of those major components really means on inspection day.

Foundation and Structural Components

The foundation is, quite literally, the bedrock of your potential investment. Its stability is non-negotiable. An inspector will examine every visible portion of the foundation, hunting for signs of stress, shifting, or movement. This is more than just spotting a crack; it’s about reading the story that crack tells.

• Hairline Cracks: These are often just a normal part of concrete curing or minor settling. Usually not a major concern.
• Stair-Step Cracks: When you see cracks in brickwork or concrete blocks that zig-zag along the mortar joints, it can be a red flag for uneven settling or soil pressure.
• Horizontal Cracks: These are typically the most serious. They often suggest significant pressure from the soil pushing against the foundation wall, which can compromise its integrity.

Beyond the main walls, the inspector dives into accessible areas like the basement or crawlspace to assess the home's skeleton—the framing and floor structure. We’re looking for sagging floors, damaged or rotten wood, and any DIY modifications that might have weakened the home’s structural integrity.

The Home's Exterior

Next, we move to the home’s first line of defense against the elements. This part of the inspection is all about how well the property sheds water and protects the interior. Moisture intrusion is the number one cause of expensive, hidden damage, so we pay close attention here.

The exterior inspection covers:

• Siding and Trim: We check for rot, damage, or loose sections, whether it’s vinyl, brick, wood, or something else.
• Windows and Doors: It’s crucial to ensure they operate correctly and are sealed tight to prevent drafts and water leaks.
• Grading and Drainage: The inspector confirms that the ground slopes away from the foundation. This is vital for directing rainwater away from the house instead of letting it seep into the basement or crawlspace.

Think of the home’s exterior as its raincoat. A small tear or a faulty zipper might not seem like a big deal at first, but it can lead to much bigger problems if you ignore it. An inspector’s job is to find those vulnerabilities before they get worse.

When looking at the home's structure and exterior, you might also want comprehensive roofing inspection details to ensure total thoroughness. This specialized focus guarantees one of the most critical parts of the exterior gets the detailed attention it truly deserves.

Roofing Systems

The roof is easily one of the most important—and most expensive—components of any home. A home inspector will assess its overall condition, give you a ballpark estimate of its remaining lifespan, and identify any immediate repairs that are needed.

This is typically a visual inspection we perform from the ground, a ladder, or by walking the roof surface itself if it's safe to do so.

Key points of examination include:

1. Roof Covering: We're looking for missing, cracked, or aging shingles, tiles, or other roofing materials.
2. Flashing: We check the metal strips around chimneys, vents, and skylights that are designed to prevent water from seeping into those vulnerable joints.
3. Gutters and Downspouts: It’s essential that the drainage system is intact and effectively channels water away from the structure.

A failing roof can lead to catastrophic water damage, mold growth, and structural rot, making this part of the checklist absolutely critical.

HVAC Systems

The heating, ventilation, and air conditioning (HVAC) system is the heart of the home's comfort. The inspector will operate the furnace and the air conditioner (weather permitting, of course) to make sure they're functioning.

The evaluation includes the condition of the equipment itself, the ductwork that distributes the air, and the thermostat. An inspector will also note the age of the units, since most systems have a typical service life of 15-20 years. This helps you anticipate and budget for a major replacement down the road.

Plumbing Systems

From the water main coming in to the sewer line going out, the plumbing system is vital. An inspector will run faucets and flush toilets to check for adequate water pressure and proper drainage. No one wants a weak shower or a slow-draining sink.

We will also look for:

• Active Leaks: This means checking under every sink, around toilets, and near any visible pipes for tell-tale drips.
• Water Heater: We assess its age, condition, and installation, paying close attention to the critical temperature and pressure relief valve.
• Main Water Shutoff: Locating and identifying the home’s main water shutoff valve is crucial information every homeowner needs to know in an emergency.

This examination helps flag potential water damage risks and ensures the home's basic plumbing functions are in good working order.

Electrical Systems

Faulty electrical systems aren't just an inconvenience; they're a significant safety hazard. An inspector will carefully examine the main electrical panel to check for proper wiring, adequate capacity, and any dangers like outdated aluminum wiring or an overloaded panel.

Imagine an old fuse box as a chaotic intersection with no traffic lights—it’s an accident waiting to happen. Modern breaker panels are designed for safety and can handle the demands of today’s plugged-in lifestyle. The inspector also tests a representative number of switches, outlets, and light fixtures throughout the home to ensure they work and are wired correctly.

Specialized Inspections for Deeper Insights

Think of a standard home inspection like a really thorough physical with your family doctor. It gives you an excellent, comprehensive overview of the property's general health. But sometimes, certain symptoms or risk factors suggest a deeper issue that calls for a specialist.

This is where specialized, add-on inspections come in. Certain risks, often invisible to the naked eye, demand dedicated tools and expertise to uncover. Opting for these services isn't about being overly cautious; it's about making a fully informed investment, especially when red flags pop up or a property has unique risk factors.

Radon Testing for Invisible Threats

Radon is a radioactive gas that's both colorless and odorless, forming from the natural decay of uranium in the soil. It can seep into a home through foundation cracks, floor gaps, or even the water supply, posing a significant long-term health risk.

Because you can't see, smell, or taste it, testing is the only way to know if a home has elevated levels. A radon test usually involves placing a monitoring device in the lowest livable part of the house for 48 hours or more to measure the concentration of radon particles. If the levels come back high, a mitigation system—basically a specialized ventilation system for the foundation—can be installed to handle the issue.

Mold Inspection and Air Quality Sampling

During a standard inspection, we'll absolutely point out any visible signs of water intrusion or suspected microbial growth. But confirming the actual presence and type of mold requires a specialist's touch. If we find musty odors, evidence of old leaks, or discolored patches on the walls, a dedicated mold inspection is the next logical step.

This specialized process goes way beyond a simple visual check:

• Air Sampling: We take samples from inside and outside the home to compare spore counts and identify the types of mold in the air.
• Surface Sampling: Using swabs or tape lifts, we collect samples directly from areas where we suspect growth for lab analysis.

If our initial assessment suggests potential mold, you may need specialized mold inspection services. This is absolutely crucial for finding hidden problems behind walls or in crawlspaces that could impact not only the house's structure but also your family's health.

Sewer Scope Inspections

A standard plumbing inspection confirms that toilets flush and sinks drain. What it can't do is see what's happening deep inside the main sewer line that connects the house to the city system or septic tank. Tree root intrusion, cracks, collapses, and major blockages are common problems that can lead to disastrous—and incredibly expensive—sewage backups.

A sewer scope inspection is like a colonoscopy for your home's plumbing. A specialized camera is fed down the sewer line, giving you a clear video feed of its condition from the inside out, revealing hidden problems before they become catastrophic emergencies.

This is a particularly smart move for older homes, where the original clay or cast-iron pipes might be nearing the end of their life.

Wood-Destroying Organism (WDO) Inspection

Often just called a "termite inspection," a WDO inspection is actually much broader. It looks for evidence of any organism that destroys wood, including termites, carpenter ants, powderpost beetles, and wood-decaying fungi. These pests can cause severe structural damage that often goes completely unnoticed until it’s far too late.

A WDO inspector will meticulously check accessible areas, focusing on wood components in the basement, crawlspace, and attic. They're looking for tell-tale signs:

• Mud tubes built by termites on foundation walls
• Frass (which is a polite term for insect droppings)
• Wood that sounds hollow or is visibly damaged
• Discarded wings left behind after a termite swarm

Many lenders, particularly for VA and FHA loans, require a clean WDO report before they'll approve a mortgage. This makes it a common and often critical add-on, ensuring your investment is literally on solid ground.

How to Read Your Home Inspection Report

Getting a 50-page document packed with technical jargon, photos, and notes can feel like you’ve been handed a textbook in a foreign language. But your home inspection report isn’t designed to scare you. It’s the single most powerful tool you have for making a smart decision about the property.

Think of it less as a laundry list of problems and more as a detailed owner's manual for your potential new home. It’s a roadmap that shows you the home’s current condition, highlighting both its strengths and the areas that need a little love. Once you learn how to decode this document, it transforms from a source of anxiety into a powerful asset for negotiations and future planning. At Upchurch Inspection, we design our reports to be crystal clear and actionable, so you know exactly what our findings mean for you.

Breaking Down the Report Structure

Most professional inspection reports follow a logical flow, built to take you from the big picture right down to the nitty-gritty details. While the layout might differ slightly between companies, you’ll almost always find a few key sections that help you digest everything without feeling overwhelmed.

Typically, you'll find:

• The Summary Section: This is your executive overview. It pulls out the most significant findings—major defects, safety hazards, and items that need immediate repair. Start here to get a quick handle on the high-priority issues.
• Detailed System Breakdowns: The core of the report is organized by the home's systems (think Roofing, Plumbing, Electrical). Each section dives deep, describing the components we inspected and noting any specific defects or observations we made along the way.
• Photographs and Videos: A picture is worth a thousand words, especially in an inspection. We use high-resolution photos and clear annotations to show you exactly what we’re talking about, whether it’s a hairline crack in the foundation or a slow drip under a sink. That context is priceless.

This structured approach keeps information overload at bay, letting you focus on one system at a time before you put all the pieces together.

The Traffic Light Method for Prioritizing Issues

To make things even simpler, I tell my clients to categorize our findings using a "traffic light" analogy. It’s a mental framework that helps you separate what truly matters from what can wait, turning a long list of notes into a manageable action plan.

Red Light Issues (Major Defects)
These are the showstoppers. Red light items are significant problems that are either really expensive to fix or pose an immediate safety risk. They demand attention right away and are almost always major points of negotiation.

• Example: A failing foundation, clear evidence of an active termite infestation, or an outdated and hazardous electrical panel.

Yellow Light Issues (Monitor or Repair)
These are items that work fine now but are getting close to the end of their service life or are showing moderate wear. They aren't emergencies, but you’ll definitely need to budget for them and plan for repairs in the near future.

• Example: A water heater that is 15 years old but still chugging along, or roof shingles that are showing significant granule loss.

Green Light Issues (Minor Maintenance)
These are the small, inexpensive fixes or routine upkeep tasks. While you should get to them eventually, they're typically minor and don't affect the core safety or function of the home.

• Example: A dripping faucet, a loose doorknob, or a cracked outlet cover.

Your inspection report isn't a "pass/fail" test for the house. It's an objective condition assessment that empowers you to negotiate repairs, adjust your offer, or simply walk into your new home with a clear, prioritized to-do list for the future.

By sorting every issue into one of these three buckets, you can focus your energy where it counts. Red light items become your top priority for negotiations, yellow light items help you build a long-term budget, and green light items become your weekend project list. This simple method transforms the report from a scary document into an actionable guide for homeownership.

What a Home Inspection Does Not Cover

It’s just as important to understand the boundaries of a home inspection as it is to know what’s included. A lot of people think inspectors have X-ray vision, but the reality is quite different. A standard inspection is a non-invasive, visual assessment, which is a professional way of saying we can only evaluate what we can see and safely get to without tearing open walls or taking systems apart.

Setting the right expectations from the start is key. My job is to report on the current condition of the home's major systems and structure, not to predict the future. I can tell you if the air conditioning is working on the day I’m there, but I can't guarantee how many more years it has left in it.

Beyond the Visual Assessment

Because the whole process is non-invasive, there are naturally some areas that fall outside the scope. We can't see through walls, floors, or ceilings. That means issues like hidden plumbing leaks, faulty wiring tucked away inside a wall, or missing insulation can go undetected. We also won’t move the seller’s grand piano, lift up all their carpets, or dismantle appliances to see what’s behind them.

On that same note, cosmetic issues are not part of the evaluation. Things like chipped paint, worn-out carpeting, scuffed floors, or dated light fixtures are considered aesthetic choices, not functional defects. While you'll definitely want to factor those into your renovation budget, they don't affect the home's core safety or structural integrity.

Think of a home inspector as a general physician giving a thorough health checkup, not a team of surgeons performing exploratory surgery. We identify the visible symptoms and major health indicators, but some conditions can only be found with more invasive or specialized tests.

Specific Exclusions to Know

Certain systems and structures require specialized expertise and equipment that go far beyond a generalist’s toolkit. You should never just assume these are included in a standard report.

Here are some common exclusions:

• Outbuildings: Detached garages, sheds, workshops, or guest houses are typically not included unless you specifically request them as an add-on.
• Swimming Pools and Spas: These need their own dedicated inspection by a pool specialist who can properly test the pumps, heaters, liners, and plumbing.
• Septic and Sewer Systems: While we test the drainage inside the house, the underground septic tank and the main sewer line running to the street require a specialized sewer scope inspection.
• Landscaping and Irrigation: Sprinkler systems, fences, fountains, and general landscaping are all outside the scope of a home inspection.

While a home inspection checklist focuses on the big five—exterior, foundation, HVAC, electrical, and plumbing—these categories primarily cover the home's essential structure and systems. You can learn more about how these core components are defined by reading this home inspection checklist guide on empeople.com. Understanding these limitations helps you see why add-on services can be so valuable for getting a truly complete picture of the property.

Navigating the Inspection Process and Next Steps

Now that you have a solid grasp of what a home inspection covers (and what it doesn’t), you're ready to put that knowledge to work. This final stage is all about turning information into action. The first step is to get a certified, reputable inspector scheduled as soon as your offer is accepted.

This is one part of the process you absolutely want to be present for. Attending the inspection is one of the most valuable things you can do, as it allows you to see potential issues firsthand and ask questions in real-time. It transforms the inspection from a simple report into a personalized tour of your new home—you'll learn where the main water shut-off is, how the HVAC system works, and get crucial context for any issues the inspector finds.

From Report to Resolution

After the inspection, you’ll receive a detailed report. Your job is to review it with your real estate agent and decide on the best path forward. This is where your leverage as a buyer really comes into play. Based on the findings, especially any "red light" issues, you have several options.

You can:

• Negotiate Repairs: Ask the seller to fix specific problems before the closing date.
• Request Credits: Ask for a financial credit at closing to cover the cost of future repairs you'll handle yourself.
• Adjust the Price: If the problems are significant, you can renegotiate the purchase price to reflect the home's true condition.
• Walk Away: If the inspection uncovers major defects that are too extensive or costly, your inspection contingency allows you to cancel the contract and get your earnest money back.

This negotiation phase is an almost universal part of buying a home. In fact, home inspections are incredibly common, with approximately 88% of buyers opting to get one before purchasing. The data shows why: inspectors frequently find issues with roofing (in 19.7% of homes), electrical systems (18.7%), and windows (18.4%), any of which can become a key point of discussion. You can explore more about these common home inspection findings on windycityhome.com.

The goal isn't to find a "perfect" house—no such thing exists. The goal is to enter the transaction with your eyes wide open, fully aware of the property's condition so you can make a decision that's right for you.

Your Partner for Peace of Mind

Ultimately, a home inspection is your single best tool for safeguarding what is likely your largest investment. It protects you from costly surprises and empowers you to make a confident, well-informed choice. The most critical step you can take is to partner with a trusted, certified professional.

At Upchurch Inspection, we provide the detailed, unbiased evaluation you need to navigate this crucial phase. Our comprehensive reports and clear communication ensure you have everything required to move forward with peace of mind.

Got Questions? We’ve Got Answers.

Even with a detailed checklist in hand, it’s natural to have questions about the home inspection process itself. This part of the home-buying journey can feel a bit overwhelming, but a few straightforward answers can bring a whole lot of clarity and confidence.

Let's tackle some of the most common questions we hear from our clients day in and day out.

Should I Show Up for the Home Inspection?

Absolutely. We highly recommend it. While you're not required to be there, attending the inspection is one of the most valuable things you can do as a buyer. It's your opportunity to see the home through a professional's eyes and get your questions answered on the spot.

When you’re there in person, the final report transforms from just a document into a living, breathing guide to your potential new home. You'll learn where the main water shut-off is, pick up some great maintenance tips, and see any potential issues firsthand. That context is priceless.

How Long Does a Typical Home Inspection Take?

For an average-sized home, you should plan on the inspection taking between two to four hours. Of course, larger or older homes with more complex systems can definitely take a bit longer.

This window gives us the time to be truly thorough. We methodically work through every system, from the foundation right up to the roof, without ever rushing through the details that matter.

A home inspection is not a pass or fail test. It’s an objective, unbiased evaluation of the property's condition on a specific day. Its purpose is to inform you, not to give the house a grade.

So, Can a House "Fail" an Inspection?

Nope, and this is a big misconception. A home inspection isn't a test with a passing or failing grade. Think of it as a physical for the house—an objective assessment of its condition at that moment in time.

Our report identifies defects, potential safety concerns, and items that will need maintenance. It's all about giving you the information you need to decide if you're comfortable with the home's current state, not stamping it with a simple pass/fail verdict.

What Happens If the Inspector Finds Major Problems?

Finding issues—even big ones—doesn't automatically kill the deal. In fact, this is where your inspection contingency becomes a powerful tool. You’ve got options:

• Negotiate for Repairs: You can ask the seller to have specific problems fixed before you close.
• Ask for a Credit: Another popular route is to request a credit at closing or a price reduction to cover the cost of repairs yourself.
• Walk Away: If the problems are just too significant or you can't reach an agreement, your contingency allows you to cancel the contract and get your earnest money back.

The inspection report gives you the leverage and the detailed information you need to negotiate effectively.

An inspection provides the clarity and confidence you need to make a smart investment. For a thorough and professional evaluation in Memphis and West Tennessee, trust the experts at Upchurch Inspection. Schedule your inspection today to move forward with peace of mind.

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