A home inspection is the last chance for a buyer to detect a defect in a house and potentially have the seller pay for the defects before closing. A home inspection allows the buyer to identify any serious problems with the house before you move in. A qualified home inspector assesses the property's condition, including its heating and cooling systems, plumbing, electrical work, water supply and sewerage, and some fire safety issues. Besides, the home inspector will look for evidence of insect damage, water or fire, or any other issue that may affect the property's value. If you are not satisfied with the house's current condition, you can ask the seller to make repairs, provide you with a credit at closing for the cost of repairs, or simply cancel the contract. The report can also help you prioritize repairs and improvements after buying a home and plan for renovations.

Licensing requirements for home inspectors vary from state to state. There is no national certification standard, and each state has different requirements and different minimum requirements to become a home inspector. Your real estate agent may suggest the names of several inspectors as she constantly works with them. Or you can also find the right inspector to evaluate your property is to first ask friends or family who has recently purchased a home if they recommend the person they were using. After finding several candidates, search for reviews on the Internet.

The best way to determine how diligent an inspector will be and how well he or she will report problems is to ask for a sample copy of the inspection he or she conducted at home, such as the one you plan to purchase. By comparing the reports of several inspectors, you will begin to see which of them are described in detail in their observations and which only fill their reports with general information. You can also look for a professional with a few years of experience who already performed a great number of inspections. They most likely saw different types of houses and a wide range of domestic problems.

Inspectors who do not have additional certifications or perform additional services typically charge $300 to $1,000, depending on the size and the type of the property, the inspector's experience, and the scope of the inspection itself.

Some inspectors will add free services that are not covered by the basic inspection, such as using a drone to inspect the roof or placing an infrared camera on the walls, ceiling, and floor to measure temperature differences that indicate the presence of harmful moisture. Others will charge extra for these services. However, others will refer you to an external expert to do this work.

Keep in mind that you may need to pay extra for specialized tests that are not covered by the initial inspection of the house. Common risks that may require additional testing include termites, radon, and mold.

Your checklist for home inspection should include:

• Foundation
• Roof
• Attic space
• Rain gutters and downspouts
• Exterior siding or brick
• Electrical panel, light switches, and power outlets
• Thermostats and heating, cooling, and ventilation (HVAC) system
• Plumbing fixtures, faucets, and water heater
• Appliances
• Walls, ceilings, and floors
• Doors and windows
• Stairs, steps, and railings
• Porches and balconies
• Walkways and driveways
• Basement
• Garage

The time of inspection always varies depending on the size of the property. Try to be present so that you can get as much information as possible about the house's condition, take your notes and photos and ask about everything that concerns you.

Although the scope of the inspection may vary, one thing is clear: inspectors are mainly concerned with the physical components of the building. This covers many systems but does not include all. Components that can be excluded include:

• Trees and landscaping
• Lawn sprinklers
• Sewer line
• Swimming pool equipment
• Fireplace and chimney
• Drainage
• Odors
• Internet service
• Floors covered by carpeting
• Roof or outdoor hardscape covered by snow
• Mice, rats, or other rodents
• Wood-destroying pests, such as termites or carpenter ants

Some inspectors may notice if they find some items from the list above, but not always. Most contracts with inspectors include an additional fee if you want a more detailed inspection of the house. Inspectors can only report what they see, not what is inside the walls, behind the seller's furniture or moving boxes, or hidden underground. If there is easily accessible space in the house for scanning, the inspector usually comes in and checks the foundation. If the house is full of the seller's belongings, the inspector will not be able to check as much as the house is vacant.

A home inspection report is an objective document provided to you by a home inspector after he has assessed the property. It contains information about the current condition of the house and the problems he found. The home inspection report does not contain quotations for the repairs or replacements needed in the house.

Before proceeding with the details of what is included, note that a lengthy inspection report does not necessarily indicate a serious problem. The inspector must list every item he finds incorrect in the house, whether it is a significant problem or not. Inspectors take several photographs throughout the inspection and include them in their reports, enlarging its bulk. If the inspector finds serious problems or a longer list of minor problems than you expected, you may want to reconsider your decision to purchase the property.