Your comprehensive guide to the home inspection process. Learn what happens before, during, and after your inspection, what gets checked, and how to use your report to make confident decisions about your home purchase.
A little preparation goes a long way toward a smooth inspection experience. Whether you're a first-time homebuyer or a seasoned property investor, knowing what to expect helps you get the most value from your inspection.
Plan for 2-3 hours for a typical home inspection. The exact time depends on several factors:
Pro Tip: Don't schedule anything immediately after your inspection. You'll want time to discuss findings and ask questions without feeling rushed.
Come prepared with:
If possible, ask the seller or their agent to ensure:
A comprehensive home inspection covers all the major systems and components that make a house function. Here's what your inspector will evaluate:
Shingles, flashing, gutters, downspouts, ventilation, insulation, structural components, signs of leaks or damage
Foundation walls, cracks, settling, floor joists, beams, columns, overall structural integrity
Main panel, circuit breakers, wiring type, outlets, GFCI protection, smoke/CO detectors, visible wiring
Water heater, supply lines, drain lines, water pressure, fixtures, shut-off valves, visible pipes
Furnace, air conditioner, ductwork, filters, thermostat, ventilation, age and condition
Attic insulation levels, vapor barriers, bathroom/kitchen ventilation, energy efficiency factors
Walls, ceilings, floors, doors, windows, stairs, railings, built-in appliances, garage
Siding, trim, windows, doors, decks, porches, grading, drainage, driveways, walkways
Included Free: Every inspection includes thermal imaging at no extra charge. This technology reveals hidden moisture, insulation gaps, and electrical hotspots invisible to the naked eye.
It's equally important to understand the limitations of a standard home inspection. These items require specialized inspections or are outside the scope of a general home inspection:
Important for Colorado Buyers: Radon testing is not included in standard inspections but is highly recommended. Colorado has some of the highest radon levels in the nation. Add radon testing for just $125.
We offer several additional inspections that can be combined with your home inspection:
View all services and pricing on our pricing page.
Absolutely yes! Attending your home inspection is one of the most valuable things you can do as a buyer. Here's why:
Recommendation: You don't need to be there the entire time. Plan to arrive for the last 45-60 minutes. This gives your inspector time to work efficiently, then walk you through all the findings at the end.
Many buyer's agents attend inspections with their clients, which can be helpful for discussing findings and repair strategies. However, this varies by agent and market. Discuss with your agent whether they plan to attend.
Here's exactly what to expect on inspection day:
Your inspector starts outside, evaluating the roof (often with a drone or from a ladder), siding, windows, foundation, grading, drainage, decks, and overall exterior condition.
Evaluation of the garage door, opener, fire separation, and access to major systems like the water heater and electrical panel.
Systematic inspection of every room including walls, ceilings, floors, windows, doors, outlets, and built-in features. Kitchen appliances are tested. All bathrooms evaluated for proper function and ventilation.
Access permitting, your inspector enters or views the attic to check insulation, ventilation, roof structure, and signs of leaks or pest activity.
Foundation inspection, moisture evaluation, structural components, plumbing, electrical, and HVAC equipment in the lower level.
Throughout the inspection, infrared thermal imaging identifies hidden moisture, missing insulation, electrical hot spots, and other issues invisible to the naked eye—included at no extra charge.
The most valuable part: your inspector walks you through all significant findings, answers questions, and shows you important features of your potential new home.
Thermal Imaging Included Free: While many inspectors charge $150+ extra for thermal imaging, we include it with every inspection. This technology has saved our clients from purchasing homes with hidden water damage, electrical issues, and major insulation problems.
You'll receive your detailed inspection report the same day as your inspection—typically within just a few hours of completion. This gives you maximum time to review findings before any inspection contingency deadlines.
Reports can be overwhelming—sometimes 50+ pages. Here's how to approach it:
Pro Tip: Share your report with your real estate agent immediately. They can help you understand which findings warrant repair requests and which are typical for homes of this age and type.
Your inspection report is a powerful tool for negotiations, but it's important to use it strategically. Not every finding warrants a repair request.
Some findings might make you reconsider the purchase entirely:
Remember: Your inspection report is informational—it gives you knowledge to make decisions. Some issues are worth negotiating, some are worth accepting, and some should make you walk away. Your real estate agent can help you determine the best approach.
No. A home inspection is not a pass/fail test. It's an objective evaluation of the property's current condition. Every home—even new construction—has issues. The purpose is to inform you, not to judge the house. You'll know exactly what you're buying and can make decisions accordingly.
Yes, especially in Colorado. Our state has some of the highest radon levels in the country. Radon is an odorless, colorless gas that causes lung cancer. Testing is the only way to know if elevated levels exist. At just $125, it's the most important add-on we offer. Learn more about radon testing.
For homes 20+ years old or properties with mature trees, absolutely. Sewer line replacement costs $10,000-$25,000. A $125 sewer scope can reveal tree root intrusion, bellied pipes, cracks, or other issues before they become your expensive problem. Learn more about sewer scope inspections.
You have options: negotiate a price reduction instead, accept the property as-is, or exercise your inspection contingency and cancel the contract. Not all sellers are willing to make repairs, especially in competitive markets. Your agent can advise on the best approach for your situation.
Inspection costs vary based on home size and services needed. Our pricing starts at $350 for homes under 2,000 sq ft. View our complete pricing page for details on all services and home sizes.
While you can certainly walk through a home and look around, professional inspectors have training, experience, and tools that allow them to identify issues you'd likely miss. We access roofs, crawl spaces, and attics. We use thermal imaging to see through walls. We know what 30-year-old wiring looks like versus modern systems. The cost of a professional inspection is minimal compared to the potential cost of missing a major issue.
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"As a first-time home buyer, Drew made the inspection process so easy to understand. He explained everything clearly and answered all my questions."
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"Drew did a very thorough inspection and saved me from buying a money pit. The thermal imaging found moisture issues we never would have seen."
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"Extremely thorough inspection with well organized and detailed digital report. Highly recommend Drew for your home inspection needs."
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Same-day reports. Free thermal imaging included. Serving Northern Colorado & Cheyenne WY.