By Robyn A. Friedman

If you're purchasing a home, you probably plan to get a home inspection first, like most home buyers. Only 14% of the buyers and prospective buyers who responded to a 2025 Zillow survey said they didn't conduct any inspections before purchasing their home.

Many buyers understand that a home inspection can uncover hidden structural, electrical, plumbing or other issues that could cost thousands of dollars to repair down the line. Fewer know what an inspection actually covers, whether their state requires inspectors to be licensed, or if their inspector carries errors and omissions insurance, which covers negligence, such as the failure to detect a defect in the home.

A home inspection examines a house's "physical structure and systems, from the roof to the foundation," according to the American Society of Home Inspectors $(ASHI)$, a trade association. It typically takes two to four hours, but that depends on the home's size and condition. Unless separately arranged, a typical home inspection doesn't include checks for mold, radon, termites and other areas of concern, such as well and septic systems.

The cost of a home inspection varies, depending on the size and location of a home and its complexity. Joey Caballero of 5(th) Avenue Building Inspections in Boynton Beach, Fla., said he charges about $650 for a basic structural inspection on a 2,000-square-foot, single-family home. There are additional charges to inspect for termites ($75 to $100) or to check out a pool ($100 to $150).

Currently, 35 states require home inspectors to be licensed, although the requirements vary widely, according to James Thomas, ASHI's executive director. He said while 15 states don't issue licenses, several of them regulate inspectors by statute. But statutory guidelines are typically less rigorous than the requirements for licensing, according to Scott Johnson, an inspector with 30 years of experience. Johnson said that states without licensing may not require an inspector to pass a written test or have insurance, for example.

Many buyers aren't aware that home inspections are visual inspections only. "They aren't invasive," said Johnson. "Someone selling a house does not want me to break out a chain saw to inspect it." That means that inspectors won't access an attic if there's no hatch, for example.

While most inspectors are thorough, experts say it isn't unusual to miss something. "Major issues that develop into lawsuits don't happen that much," said Caballero, "but missing that an outlet wasn't working because it was hidden behind a couch happens at times."

If a buyer discovers after closing that an inspector did miss something, "most inspectors will have it repaired if it's a minor issue," Caballero said. If it's a significant issue, or if the inspector breaks something, Caballero said the inspector can also contact his insurance company to report a claim.

Margery N. Weinstein, a partner at law firm Schwartz Sladkus Reich Greenberg Atlas in New York City, cautioned that a buyer may not have sufficient recourse even if an inspector does make an error. "Most inspection agreements have disclaimers that limit liability," she said. She recommends working with an inspector referred by a trusted source with relevant knowledge, such as a lawyer or a real-estate agent. You can also locate ASHI Certified Inspectors, who have passed an exam, completed at least 250 home inspections and adhere to ASHI's Standard of Practice and Code of Ethics, by using the search tool at ASHI.org.

Here are some things for prospective home buyers to consider before the home inspection.

Attend the inspection yourself

"It's amazing how many of my clients put down a half-million dollars, and they've only spent 15 minutes in the house," said Johnson. "Go to the inspection, and bend the inspector's ear. It's especially important for first-time home buyers."

Keep your eyes open as you accompany the inspector around the house, and ask lots of questions. Make sure the inspector runs all of the appliances through a complete cycle. If an issue is discovered, find out what the repair will cost and how urgently it needs to be done. That information will help you decide whether you want to move ahead with the purchase or attempt to cancel the contract.

Don't forgo an inspection if you're buying an apartment

Weinstein said that only about half of her clients do inspections when they're purchasing an apartment in New York City; a buyer may decide to skip an inspection if they are familiar with the building and its management and if the building association is financially stable. If the building as a whole has been well maintained, buyers have more confidence there won't be electrical issues and that the heat and air conditioning will work, so they are less inclined to spend money to inspect one apartment, she said. Not only should apartments be inspected, Weinstein said, but the inspector should check the building's boiler, roof and other building systems. In a new-construction building, "the inspector will check the quality of the construction," she said. "And, if there is still work that needs to be done, he can point out the items that need to be addressed in the final walk-through."

Don't waive the inspection

Depending on the strength of the market you're in, it might be tempting to submit an offer that isn't contingent on the results of an inspection in order to gain a competitive advantage. Weinstein said that's a bad idea. If it's absolutely necessary to waive the contingency -- for example, if the seller won't agree to one -- Weinstein said buyers should at least try to get an inspector into the home before submitting a bid, even if the contract isn't contingent on the results.

"It's very important for a buyer to be as educated as possible," she said.

(END) Dow Jones Newswires

February 16, 2026 12:00 ET (17:00 GMT)

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