What Home Inspectors Really Look For (Beyond the Obvious Paint and Staging)

Open houses and listing photos focus on paint, staging, and curb appeal. A home inspection focuses on what’s behind the walls and under the roof: structure, systems, and safety. Here’s what inspectors really look for—and how to read your report.

Structure and foundation: We look at the foundation for cracks, settling, and moisture. We check floor framing, joists, and support where visible (e.g., crawl space, basement). The goal is to identify conditions that could affect the home’s stability or that need a specialist’s evaluation. We don’t do a structural engineering analysis, but we flag what we see.

Systems: Plumbing, HVAC, and electrical are tested and observed where accessible. We run faucets, flush toilets, check water pressure and hot water, and operate the heating and cooling equipment. We open the electrical panel and look for proper wiring, overloaded circuits, and safety devices like GFCIs and AFCIs. We note age, condition, and any defects that could affect function or safety.

Safety: Stair rails, guardrails, egress, and trip hazards are part of a standard inspection. We note missing or inadequate GFCI protection in wet areas, and we look for signs of fire or shock risk in the electrical system. Safety items are often called out clearly in the report so buyers and sellers can address them.

One myth to clear up: there is no official “pass/fail.” The report describes what we observed and may recommend repairs or further evaluation. It’s up to you and your agent to decide how to use that information in negotiations or planning. Use the report as a roadmap: prioritize safety and major defects, then plan for maintenance and upgrades. A good home inspection checklist in 2026 still centers on structure, systems, and safety—the things that keep the house standing and the people inside safe.