A home inspection is one of the last steps in the home-buying process, to flag any issues before it's too late

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• A home inspection takes place after you make an offer on a home, before closing.
• A home inspector assesses the condition of a home, including heating, the roof, and more.
• Expect to pay an inspector around a few hundred dollars; the price will vary by company.
• Policygenius can help you compare homeowner's insurance policies to find the right coverage for you, at the right price »

A home inspection can help you choose the next steps in buying a home. You may decide you want to close, negotiate the price, request repairs by the seller, or back out and find another place.

You aren't required to schedule a home inspection, but doing so can save you from major problems down the line. An inspection can alert you to any problems, and you may even realize you don't want to buy the home after all.

What is a home inspection?

An inspector visits the home to assess the condition and put together a detailed report. They won't tell you the value of the home, but they will reveal problems or potential problems that could affect the value.

A home inspection typically takes a few hours; the larger the home, the longer the process takes.

You don't have to attend the inspection, but you can. Walking through with the inspector gives you the chance to ask any questions and see problems for yourself. If you don't have time to attend the entire inspection, ask the inspector if they can give you a quick walk-through once they're done.

Don't be alarmed if the inspector finds minor problems — if an inspection comes back with zero issues, your inspector probably wasn't very thorough. Pay attention to bigger problems that could cost you big bucks or jeopardize your safety.

What's the difference between a home inspection and appraisal?

The lender schedules an appraisal, but you schedule an inspection.

Home appraisers assess the value of a home. An inspector won't make notes about the value, but they'll tell you about the condition of the home.

An appraisal takes place when you apply for a mortgage, and if it shows the home is worth significantly less than the listing price, then the lender may decide not to give you a loan. 

An inspection takes place after the seller has accepted your offer, but before closing.

When should I schedule a home inspection?

Once the seller has accepted your offer, schedule an inspection as quickly as you can. 

You'll probably have around 30 or 60 days after making an offer to close on the home, and scheduling an inspection can take a week or two. The earlier the inspection gets done, the more time you have before closing to request repairs or negotiate the price, if necessary.

What does a home inspector look for?

The inspector should evaluate the condition of the following things:

• Roof
• Heating and air conditioning
• Plumbing
• Water and sewage
• Electrical system
• Attic and basement
• Ceilings, floors, and walls
• Doors and windows
• Foundation
• Safety issues

An inspector isn't responsible for assessing the following issues:

• Mold or mildew
• Termites or pests
• Asbestos
• Radon
• Lead
• Chimney condition

If you want to inspect these issues, then you'll probably have to hire a specialist inspector.

How much does a home inspection cost?

A typical home inspection costs between $281 and $402, but cost varies by company and size of the home. You'll pay the inspector the day they come to the house, after they've completed the process.

You might decide you want to close if the seller makes big repairs beforehand. In this case, you may schedule a reinspection to make sure the seller did a good job, so budget accordingly.

How to find a home inspector

Feel free to ask friends, family, or your real estate agent for recommendations.

You can check official websites, including the International Association of Certified Home Inspectors and the American Society for Home Inspectors. The website HomeAdvisor also has a tool to find an inspector.

You may want to interview a few inspectors to find a good fit. The US Department of Housing and Urban Development has a list of questions to ask a potential inspector.

Remember, cheaper isn't necessarily better. Above all else, you want to make sure the inspector does their job well so you can find the right home for you.