Home Inspection Checklist: What Inspectors Actually Check
What's covered, what isn't, and the specialty inspections worth adding.
A standard home inspection ($350-$700) covers visible and accessible systems but explicitly excludes many of the most expensive potential issues. Knowing what to add — and when — prevents the worst kinds of post-closing surprises.
What a standard inspection covers
Visible structural components, roof (from ladder or ground), exterior siding and drainage, plumbing fixtures and visible pipes, electrical panel and visible wiring, HVAC system, attic and visible insulation, basement and crawlspace if accessible, appliances if included.
Limits: inspectors don't move belongings, don't open walls, don't test for environmental hazards (mold, radon, lead) unless specifically requested.
Specialty inspections worth adding
Sewer scope ($200-$400): camera inspection of main sewer line. Routinely identifies $10,000+ problems in homes built before 1980. Essential for any older home.
Radon test ($150-$400): mandatory in some states, recommended everywhere. Mitigation runs $1,200-$2,500 if elevated.
Termite inspection ($75-$200): required by some lenders, recommended in all southern states.
Pool inspection ($150-$300): if applicable. Standard inspections often skip pools entirely.