After 37 years and more than 10,000 inspections, here's exactly what a home inspector examines — the ten major systems, what we look for in each, and what an inspection does and doesn't cover.
Whether you're buying a home and want to know what you're paying for, or you're thinking about becoming a home inspector yourself, it helps to understand the job the same way a professional does. A home inspection is a visual, top-to-bottom evaluation of a home's condition and safety. It is not a code inspection, an appraisal, or a guarantee — it's an expert's honest report on what's working, what's worn, and what could cost you.
ATI's team has a good plain-English primer on what a home inspector does, and another on what to expect during an inspection. Below is my own field checklist — the systems I've taught inspectors to work through, every time, in order.
Shingle condition, flashing, gutters, chimney, and signs of leaks or past repairs. The roof is the home's first line of defense.
Siding, trim, grading and drainage, walkways, decks, and how water moves away from the foundation.
Cracks, settling, moisture intrusion, and the integrity of the framing, floors, and load-bearing elements.
Insulation levels, proper venting, and any evidence of leaks, pests, or mold in the spaces you never see.
The panel, wiring, outlets, GFCI protection, and safety hazards. Electrical defects are among the most important we flag.
Supply and drain lines, water pressure, the water heater, and leaks under sinks and behind fixtures.
Furnace, air conditioning, ductwork, and whether the system heats and cools safely and effectively.
Walls, ceilings, floors, windows, and doors — looking for stains, damage, and clues to hidden problems.
Built-in appliances, cabinets, counters, and plumbing and electrical at the busiest room in the house.
Smoke and carbon-monoxide detectors, stairs and railings, and any immediate life-safety concerns.
Many buyers add specialty inspections — radon, mold, sewer scope, pool and spa, or thermal imaging. These are exactly the certifications that let a working inspector charge more per job, which is why I encourage inspectors to keep learning past the license. If you're a homeowner getting ready to sell, ATI's guide on how to prepare for a home inspection is worth a read first.
A good inspection isn't about finding everything wrong. It's about telling the truth clearly, so a family can make a decision without fear.
If reading this made you think "I could do that" — you're not wrong. Working through these systems, professionally and honestly, is one of the best self-employed careers I know. It rewards attention to detail, it protects families, and it pays well. The national average income is $83,980, with top earners past $142,000.
Thirty-seven years, more than 10,000 inspections, and two nationwide training schools. If you want to inspect homes for a living, start with the standard I've spent a career building.
Become a home inspector— Scott Newcomer
This checklist reflects standard home inspection practice and is for general education. A home inspection is a visual assessment of accessible components and is not a code inspection, appraisal, or warranty. Scope varies by state and by inspector.