What Home Inspectors Actually Look For — And Why It Matters
By Mitch Lowry | May 31, 2026
Buying a home is one of the biggest financial decisions you'll ever make. Before you hand over your earnest money and commit to a mortgage, there's one step that can save you from costly surprises down the road: a professional home inspection. But what exactly happens during those two to three hours on site? What is the inspector actually looking at, and why does each piece matter?
Here's a thorough, plain-English breakdown of what a certified home inspector examines — and how every part of the process is designed to protect you and your investment.
The Roof and Exterior
The inspection almost always starts outside, and for good reason — the exterior is your home's first line of defense against the elements.
Your inspector will assess the roof covering for missing, curling, cracked, or deteriorating shingles, and look closely at the flashing around chimneys, skylights, and roof penetrations where leaks commonly originate. Gutters and downspouts are checked for proper attachment, pitch, and drainage — a clogged or improperly directed gutter can quietly dump hundreds of gallons of water against your foundation every year.
On the ground level, the grading (how the soil slopes around the home) is assessed to confirm water is directed away from the foundation, not toward it. Siding, trim, window caulking, exterior doors, and the condition of any attached decks, porches, or walkways all get careful attention. Deferred maintenance on the exterior tends to compound — a small crack in the siding today can become a rotted wall cavity in a few years.
Electrical Systems
The electrical system is one of the most critical — and most commonly flagged — areas in a home inspection.
Your inspector will examine the main service panel, looking at breaker sizing, labeling, and condition. Double-tapped breakers (two wires on a single breaker not rated for it), signs of overheating, corrosion, and DIY wiring are all common findings. Older homes may have outdated panel brands with known reliability issues, or wiring types like aluminum branch circuit wiring that require special attention.
Throughout the home, outlets and switches are tested for proper function, grounding, and polarity. GFCI (Ground Fault Circuit Interrupter) protection is verified in kitchens, bathrooms, garages, and exterior locations — these are required by modern safety standards and often missing in older homes. Smoke and carbon monoxide detector placement is also noted. Electrical defects don't just affect your wallet — they're a leading cause of residential fires.
Plumbing
Water is the enemy of a home, and the plumbing inspection is all about finding where it might be winning.
Inspectors assess water pressure and flow at multiple fixtures, check under sinks and around toilets for signs of active or past leaks, and look at visible supply and drain pipes for corrosion, improper materials, or amateur repairs. In the Pacific Northwest, older homes may still have galvanized steel supply lines, which corrode from the inside out and can significantly reduce water pressure over time.
The water heater is inspected for age (most have a 10–15 year lifespan), proper installation, TPR valve function, and whether it's safely strapped for seismic activity — something Washington State requires. Water heaters are one of the most frequently flagged items on inspection reports, and they're also one of the easiest to budget for when you know about them ahead of time.
The Attic
The attic is one of the most telling areas in any home, yet it's one buyers rarely think to ask about.
Inspectors look at insulation levels and distribution — inadequate insulation drives up heating costs and can cause ice damming on roofs in cold weather. Ventilation is equally important; a poorly ventilated attic traps heat and moisture, leading to premature roof deck deterioration and creating ideal conditions for mold growth. Speaking of which, attic mold is surprisingly common in Western Washington, often caused by bathroom exhaust fans that vent directly into the attic space rather than to the exterior.
Evidence of past or active roof leaks — staining, soft decking, daylight through the roof — is documented, along with any pest activity such as rodent intrusion points or signs of nesting.
Crawl Space and Foundation
For many homes in the South Puget Sound area, the crawl space is where the most important discoveries happen.
Your inspector will enter the crawl space (yes, actually go in) and assess moisture levels, vapor barrier condition, wood rot, and pest damage. Standing water, efflorescence on concrete walls, and deteriorating floor joists are all findings that can have major structural and financial implications. A compromised crawl space doesn't just threaten the structure — it affects the air quality of the entire home, since air naturally moves upward from the crawl space into living areas.
The foundation is examined both inside and out for cracks, bowing, settlement, and any signs of water intrusion. Not all cracks are cause for alarm — a hairline shrinkage crack is very different from a stair-step crack in a block foundation — and a good inspector will help you understand the difference.
Heating, Cooling & Ventilation
Washington winters aren't forgiving, which makes the heating system one of the most important systems in any local home.
Inspectors examine furnaces and heat pumps for age, condition, and safe operation, checking heat exchangers for cracks (a cracked heat exchanger can allow combustion gases including carbon monoxide to enter the living space), inspecting flue pipes for proper connections and clearances, and verifying that heat is reaching all rooms. Filter condition and overall maintenance history give clues about how well the system has been cared for.
Ventilation throughout the home is assessed as well — bathroom fans, kitchen range hoods, and dryer vents are checked to confirm they're properly exhausting to the exterior. An improperly vented dryer is both a fire hazard and a moisture source.
Interior: Walls, Ceilings, Floors & Windows
Once the major systems are covered, your inspector works through the interior of the home methodically.
Walls and ceilings are examined for cracks, staining, and signs of water damage. A brown ring on a bedroom ceiling may seem minor — but it tells a story about what's happening in the attic or the bathroom above. Floors are checked for squeaks, soft spots, and levelness. Windows and doors are operated to verify function, and single-pane glass, broken seals (foggy glass between panes), and damaged hardware are all noted.
Fireplaces and wood stoves get attention too — damper function, firebox condition, and the exterior chimney are all assessed, though a full Level 2 chimney inspection (with camera) is a separate, specialized service.
Going Beyond the Standard Inspection: Ancillary Services
A standard home inspection is comprehensive, but some situations call for a closer look. At SPSHI, we offer a full suite of add-on services that go deeper when you need more information:
🔬 Indoor Air Quality Testing Concerned about what you're breathing? Our IAQ testing checks for airborne contaminants, particulates, and biological pollutants. Especially valuable for buyers with respiratory conditions, allergies, or homes with a history of water damage.
💧 Mold Testing When visual evidence of mold is present — or when musty odors suggest hidden growth — mold testing provides lab-confirmed answers about the type and concentration of spores present in the home.
🚰 Sewer Scope Inspection A camera is run through the main sewer lateral from the home to the street, checking for root intrusion, pipe bellies, cracks, or deterioration. Sewer repairs are expensive — often $5,000 to $15,000 or more — making this one of the highest-value add-ons available.
🌡️ Thermal Imaging An infrared camera detects temperature anomalies behind walls and ceilings that are invisible to the naked eye — hidden moisture, missing insulation, and overloaded electrical circuits all show up as temperature differences. It's one of the most powerful diagnostic tools available and pairs exceptionally well with the standard inspection.
🪲 Pest Inspection (WDO) As a Washington State Department of Agriculture certified pest inspector, Mitch can identify evidence of wood-destroying organisms — including carpenter ants, termites, and wood-boring beetles — that can cause serious structural damage over time.
🚰 Well Inspection Purchasing a home on a private well? Don't assume what's underground is in good shape just because water comes out of the tap. Our well inspection assesses the condition and function of the wellhead, pressure tank, pump performance, water flow rate, and overall system integrity. We check for proper sealing and protection against surface water contamination, verify that the well casing is sound, and look for any signs of mechanical wear or age-related deterioration that could mean a costly repair or replacement is on the horizon.
For a complete picture, we strongly recommend pairing the well inspection with a water quality test and — when the system's age or condition warrants it — a licensed engineer's report. An engineering evaluation can assess well depth, yield, and long-term viability in ways that go beyond a standard visual and functional inspection. This is especially important if the well serves a larger property, is shared between parcels, or shows any signs of reduced output or contamination risk. Going into a home purchase with a full understanding of your water source isn't just smart — in rural Western Washington, it can be the difference between a sound investment and an expensive headache.
🚁 FAA Part 107 Drone Operation Steep roofs, multi-story homes, or complex structures that aren't safely accessible on foot? As a licensed drone operation, I’m able to capture detailed aerial imagery of the roof and exterior — safely and thoroughly.
🏗️ New Construction Inspections & Pre-Listing Inspections New construction isn't automatically defect-free — we inspect new builds at key phases to catch issues before they're buried in the walls. And if you're selling, a pre-listing inspection lets you get ahead of surprises so your transaction goes smoothly.
🏠 Foundation Certification A foundation certification is a written statement from a qualified inspector confirming that the foundation of a home is in acceptable condition — and some lenders, particularly those issuing FHA, VA, or USDA loans, require one before they'll approve financing. It's one of those items that can catch buyers off guard if they don't know to ask about it upfront.
Here's the most important tip: ask your lender before your inspection appointment whether a foundation certification is required for your loan type. If it is, we can perform the evaluation and include the certification as part of your inspection visit — saving you the cost and hassle of scheduling a separate appointment. Coming back out to a property for a standalone certification means additional trip time, scheduling coordination with the seller, and an added service fee that's simply avoidable when it's handled all at once.
During the evaluation, we're looking at how the home is anchored to its foundation — including the condition and compliance of tie-downs, straps, and pier connections that secure the structure. This is particularly relevant for manufactured and mobile homes, where proper anchoring is a key lender requirement. We also assess the crawl space drainage, grading around the perimeter, and the condition of the skirting — checking that it's intact, properly vented, and not trapping moisture against the home. Additional items such as vapor barriers, utility crossings, and the overall condition of the underside of the home are reviewed as part of the certification process.
A few minutes on the phone with your lender before inspection day can save you real time and real money. It's one of the easiest wins in the home buying process.
What Happens After the Inspection?
Within 24 hours of the inspection, you'll receive a detailed, photo-documented report outlining every finding observed during the inspection. That report becomes one of your most valuable negotiating tools. You can use it to request repairs, negotiate a price reduction, or in serious cases, make an informed decision to walk away — all before you're legally obligated to close.
The goal of a home inspection isn't to kill a deal. It's to make sure you walk into your purchase with your eyes wide open.
Schedule Your Inspection with SPSHI
SPSHI proudly serves the greater Olympia, Tumwater, Lacey, and South Puget Sound area. Whether you're buying your first home or your tenth, we bring thoroughness, professionalism, and clear communication to every inspection.
Ready to book or have questions about which services are right for your situation? Reach out directly — we're happy to help.
📞 Mitch Lowry | 360-519-7915 📧 mitch@spshomeinspections.com
Contact us today to schedule your inspection and ask about our ancillary services — bundling add-ons at the time of your inspection is the easiest way to save time and get the most complete picture of your home.📞 Contact us today to book your inspection and ask about our ancillary services.