Inspection Minimums and Musts

Experience shows that people with the most complaints about their home are those who pass on a home inspection during the due diligence portion of the home buying process.  Home inspections are one of the cheapest ways to give yourself assurance that you're buying a sound home.  Inspections aren't meant to find every little issue, they're meant to see big, glaring faults in the major systems of the house so you're aware of the amount of money (or headache) you can expect.  After an inspection is complete, you can ask the seller to fix any amount of the issues, within reason, or walk away from the deal due to major complications.

A great home inspector doesn't need to be a specialist in every type of home process or system.  Just like the President, he doesn't need to be a specialist in foreign policy, energy, education and the like, but he does need to know when something is wrong so he can begin to take action and ask advice from the experts.  The cabinet members are the ones who are specialists.  Home inspectors can find problems, specialists can give advice and solve problems if necessary.  So don't think you need an inspector who is a professional contractor, electrician, plumber, HVAC technician, and structural engineer.  If you go searching for an inspector with all those credentials, you won't find one.

Electrical

• Check for exposed wires, illegal junctions, unprotected wires
• Verify outlet conditions:  effective grounds, defective outlets, GFCI outlets
• Examine breaker box, service voltage, panel layout and function
• When possible, verify electrical work meets minimum code requirements

Mechanical

• Inspect and verify fuel connections for furnace and water heater
• Verify proper venting, air supply and function of mechanical systems
• Test thermostat function, air flow at registers and other mechanical issues
• When possible, verify mechanical work meets minimum code requirements

Plumbing

• Check for leaky faucets and drains (both interior and exterior)
• Examine exposed pipes for corrosion
• Verify supply line is functioning
• Examine general layout and design of plumbing system for function and purpose
• Verify function and drainage of sinks, toilets, tubs and hose bibs 
• Check for code and regulation adherence

Structural/Foundation

• Visually examine foundation, check for cracks, settlement issues, and heaving
• Verify that construction meets minimum code requirements
• Inspect structural framing for load path, and structural function. 

Roof

• Verify roofing material and condition
• Examine roof stacks/vents for proper installation and flashing
• Inspect valleys for deterioration, improper drainage or poor condition
• Verify drainage for all gutters and downspouts 

Miscellaneous

• Verify function of all appliances and systems that stay with the house
• Comment on condition and function of exterior siding, windows and proper drainage
• Comment on any interior condition to the extent that it could effect the property

Enlisting the services of a quality home inspector can give you the peace of mind you need when purchasing your new home, without breaking the bank.