What Home Inspectors Look For During a Standard Inspection

What a home inspector examines

A standard home inspection covers the major systems and structures that keep a house standing and functioning. The inspector walks through the property, tests equipment, opens walls and crawl spaces where accessible, and documents what they find. The goal is to give you a clear picture of the home's condition before you buy—not to certify that everything is perfect, but to show you what needs attention now and what might need it soon.

Most inspectors follow the Standards of Practice set by their professional organization, which in South Carolina is typically the South Carolina Association of Realtors or the American Society of Home Inspectors (ASHI). These standards define what must be inspected, what can be excluded, and how findings get reported. The inspector is not a contractor or engineer; they are trained to spot visible defects and systems that are not functioning as designed.

Key Takeaways

• A standard inspection covers the roof, foundation, plumbing, electrical, HVAC, and interior structures, but excludes things like pest damage, radon, and mold unless you pay for separate inspections.
• The inspector tests major systems by turning them on and observing them, but does not tear into walls or move heavy furniture to look behind things.
• The inspection report lists defects, safety concerns, and items that are near the end of their useful life, ranked by urgency.
• South Carolina inspectors must be licensed, and you can ask to see their license and liability insurance before hiring them.
• A typical inspection takes two to four hours and costs between $300 and $600 depending on the home's size and age.

The roof, gutters, and exterior

The inspector climbs onto the roof (or uses binoculars if the pitch is too steep) to check the shingles, flashing, and overall condition. They look for missing or curling shingles, rust on metal roofing, gaps where water could enter, and signs that the roof is nearing the end of its life. In South Carolina's humid climate, they also note moss or algae growth, which can indicate moisture problems.

Gutters and downspouts get checked for debris, sagging, and proper drainage away from the foundation. The inspector examines the siding or brick for cracks, rot, or separation, and tests windows and doors to confirm they open, close, and seal properly. Decks and porches are walked on and probed to check for soft wood or structural weakness.

Foundation, basement, and crawl space

The inspector enters the basement or crawl space to examine the foundation for cracks, water stains, or signs of settling. They look for standing water, dampness, or mold, and check whether the space is properly ventilated. In South Carolina, where water intrusion and humidity are common, this part of the inspection is critical.

They also inspect support beams, floor joists, and any visible structural elements for rot, insect damage, or sagging. If the home sits on a pier-and-beam foundation (common in older South Carolina homes), they check that piers are intact and properly supporting the structure. The inspector notes any evidence of past water damage or repairs.

Plumbing and water systems

The inspector turns on faucets and showers throughout the home to check water pressure and drainage. They look under sinks for leaks, corrosion, or improper connections. The toilet is flushed to confirm it operates correctly and drains fully. They examine exposed pipes for leaks, rust, or deterioration, and note the type of piping (copper, PVC, galvanized steel, or PEX).

The water heater is inspected for age, rust, leaks, and proper venting. The inspector checks the pressure relief valve and notes how the unit is mounted and secured. If the home has a well or septic system instead of municipal water and sewer, those systems get a separate inspection (which you may need to hire a specialist for). The inspector also looks for water shut-off valves and confirms they are accessible.

Electrical system and outlets

The inspector opens the main electrical panel to check the breakers, wiring, and overall condition. They test a sample of outlets and switches throughout the home using a simple tester to confirm they are grounded and polarized correctly. They look for outdated or unsafe wiring, double-tapped breakers (two wires connected to one breaker), or signs of overheating.

In older South Carolina homes, the inspector notes if the wiring is knob-and-tube (an outdated and potentially hazardous system) or if the home has aluminum wiring, which can pose fire risks. They check that the panel is properly labeled, that there is adequate capacity for the home's needs, and that GFCI outlets are installed in bathrooms and kitchens where required by code.

Heating, cooling, and ventilation

The inspector turns on the air conditioning and heating systems to confirm they operate and produce the expected temperature change. They check the furnace or heat pump for age, rust, and proper venting. The thermostat is tested to confirm it responds correctly. Ductwork is inspected where visible for leaks, disconnections, or damage.

The inspector looks at the condition of the condensing unit outside (if present) and checks that it is level and properly supported. They note the age of the system and whether it appears to be maintained. Ventilation fans in bathrooms and the kitchen are tested to confirm they exhaust to the outside rather than into the attic.

Interior structures and systems

The inspector walks through every room, checking walls, ceilings, and floors for cracks, water stains, or signs of settling. They open cabinets and closets to look for moisture, mold, or pest damage. Doors are tested to confirm they close properly and latches work. Stairs are checked for loose treads or handrails that are not secure.

Fireplaces and wood stoves are examined for proper construction, clearance from combustibles, and signs of creosote buildup or damage. The inspector notes the condition of flooring—whether hardwood is cupped or buckling, whether tile is cracked, whether carpet is stained or worn. They check that the home has proper egress windows in bedrooms (a safety requirement in South Carolina).

What is not included in a standard inspection

A standard inspection does not cover pest damage, termites, or wood-destroying insects—you need a separate pest inspection for that. It does not test for radon, mold, lead paint, or asbestos; those require specialized testing. The inspector does not move heavy furniture, disconnect appliances, or tear into walls to look behind them. They do not inspect the septic system, well, or pool in detail unless you hire a specialist.

The inspection also does not cover cosmetic issues like paint, carpet condition, or minor wear. It does not assess the home's energy efficiency or predict future repair costs. The inspector may note that a system is old or nearing the end of its expected life, but they cannot tell you exactly when it will fail or how much a replacement will cost.

Frequently Asked Questions

Can I be present during the inspection?

Yes, and most inspectors encourage it. Being there lets you ask questions, see what the inspector is looking at, and understand the home's systems better. You will also get a sense of how the inspector works and whether they are thorough.

What happens if the inspector finds major problems?

The inspector documents everything in a written report, usually delivered within 24 hours. The report ranks findings by severity—safety hazards at the top, followed by items needing repair soon, then maintenance recommendations. You can use this report to negotiate repairs or credits with the seller, or to decide whether to move forward with the purchase.

Do I need separate inspections for termites, radon, or mold?

A standard home inspection does not cover these. You can hire a pest inspector, radon tester, or mold inspector separately if you want that information. Many buyers in South Carolina add a pest inspection because termite damage is common in the state's climate.

How long does an inspection take?

Most inspections take two to four hours, depending on the home's size, age, and condition. Older homes or larger properties may take longer. The inspector will give you an estimate before starting.

What should I look for when choosing an inspector?

Confirm they hold a South Carolina home inspector license and carry liability insurance. Ask about their experience with homes similar to yours (older homes, new construction, specific neighborhoods). Read reviews from past clients, and consider asking for references. Some inspectors offer a follow-up phone call to answer questions after you receive the report.