What A Home Inspector Actually Checks.
I've been a licensed home inspector for 13 years, and I still get the same question from almost every buyer: "So what do you actually look at?" Fair question. A home inspection is one of the most important steps in buying a house, and most people go into it not really knowing what it covers — or what it doesn't. Here's the straight version.
What an Inspection Covers
A standard buyer's home inspection is a visual, non-invasive examination of the home's major systems and components. That means I look at, test, and evaluate what's accessible and visible — I don't tear open walls or dismantle equipment. Here's the checklist:
Roof. Condition of the covering, flashing, penetrations, gutters, and downspouts. I'm looking for age, wear, damage, and installation defects. On a roof I can't walk safely, I inspect from the eaves, a ladder, or with binoculars — and I say so in the report.
Exterior. Siding, trim, windows, doors, grading, and drainage. Water management is the theme — the exterior's job is to shed water, and I'm checking whether it does.
Structure. Foundation, framing, floors, walls, ceilings. I'm looking for settlement, movement, cracking patterns, and structural concerns — and distinguishing cosmetic cracks from ones that matter.
Plumbing. Supply lines, drain lines, water heater, fixtures. I run the water, flush the toilets, check for leaks, look at the water heater's age and condition, and check water pressure.
Electrical. Panel, wiring, outlets, switches, GFCI and AFCI protection where required. I open the panel cover and look at what's inside — this is one area where problems hide.
HVAC. Furnace, air conditioner, ductwork. I operate the systems through their normal controls, check age and condition, look at the filter, and note anything that's past its expected service life or showing problems.
Interior. Walls, ceilings, floors, doors, windows, stairs, railings. Signs of moisture intrusion get special attention — stains tell stories.
Attic and insulation. Ventilation, insulation levels and condition, roof structure from underneath, signs of leaks or pests.
Basement and crawlspace. Moisture, foundation condition, structural components, sump pumps where present.
What an Inspection Doesn't Do
Just as important: a home inspection is not a code compliance inspection, not an appraisal, and not a warranty. I don't verify that everything meets current building code — many homes were built under older codes, and that's fine as long as it's safe and functional. I don't move furniture, I don't test for mold or radon unless that's a separate contracted service, and I can't see inside walls.
The inspection is a snapshot of the home's condition on that day. It's the most informed look you're going to get before you buy — but it's not X-ray vision, and any inspector who implies otherwise is overselling.
Reading the Report: What Matters and What Doesn't
Every inspection finds things. Every single one. A report with zero findings on a 40-year-old house would worry me more than a long one. The skill is in sorting findings into three buckets:
Safety issues. These come first, always. Electrical hazards, gas concerns, missing railings, fire safety issues, carbon monoxide risks. These aren't negotiable — they need attention regardless of who pays for it.
Major defects. Things that are broken, at the end of their life, or will be expensive soon — a failing roof, a furnace with a cracked heat exchanger, active water intrusion, structural movement. These are the items that affect the deal.
Maintenance and minor items. Caulk this, adjust that, replace a cover plate, service the furnace. Every house has a list. These are normal homeownership, not deal-breakers — but they're useful because they tell you what to do in your first year.
A good inspector explains the difference clearly. If everything in the report sounds equally alarming, the inspector isn't prioritizing — and prioritization is half the value of the inspection.
Common Issues I Find in Utah Homes
After 13 years inspecting in Utah, certain things come up again and again:
Grading and drainage. The ground should slope away from the foundation. In a surprising number of homes, it doesn't — or landscaping and settling have reversed it over time. Water against the foundation is the number one preventable problem I see.
Roof wear from sun and weather. Our high UV ages roofing faster than milder climates. I see a lot of roofs that are chronologically younger than their condition suggests.
Electrical panel issues. Double-tapped breakers, outdated panels, missing GFCI protection in kitchens and bathrooms, DIY wiring in basements and garages. Electrical is the system where amateur work is most common and most dangerous.
Water heater problems. Missing expansion tanks, improper venting, TPR valves without proper discharge piping, units well past their service life. Water heaters are simple machines, but they're installed wrong constantly.
Attic ventilation and insulation. Inadequate insulation, blocked soffit vents, bathroom fans venting into the attic instead of outside. These cause ice dams, moisture problems, and wasted energy — and they're invisible without going up there.
Plumbing in older homes. Galvanized supply lines near the end of their life, slow drains, old water supply valves that haven't been touched in decades.
None of these automatically kill a deal. But every one of them is something you want to know about before you own the house, not after.
How to Use the Inspection
The inspection gives you three things: information, leverage, and a maintenance roadmap. Use the findings to negotiate repairs or credits where it makes sense, plan your first-year maintenance budget, and understand what you're buying. The best outcome isn't a perfect house — it's going in with your eyes open.
The Bottom Line
A home inspection is the cheapest insurance in a real estate transaction. It won't catch everything — nothing can — but a thorough inspection by someone who knows what they're looking at will find the things that matter: safety issues, major defects, and the maintenance you're signing up for. In Utah's market, skipping it to make an offer more attractive is a gamble I never recommend taking.
Mike Arellano is a licensed home inspector with 13 years of experience — and a licensed Utah general contractor for 30. Mastercraft Restoration LLC serves the Greater Salt Lake area, Park City, Heber, and Summit County. Buying a home and want an inspector who'll tell you straight what's wrong with it? Call (385) 608-1695.
