What a Top-to-Bottom Home Inspection Covers

A top-to-bottom home inspection examines the major systems and structures of a house, from the roof to the foundation, to identify problems before you buy

A top-to-bottom home inspection is a visual walkthrough of a property's condition. The inspector checks the roof, exterior walls, foundation, plumbing, electrical system, HVAC (heating and cooling), interior walls and ceilings, floors, windows, doors, and any built-in appliances. The goal is to spot defects, safety hazards, or systems nearing the end of their lifespan so you know what you are buying and what repairs or replacements may be coming.

The inspection typically takes two to four hours, depending on the house size and complexity. The inspector produces a written report with photographs and descriptions of what they found. This report becomes your record of the home's condition on the day of inspection and is often used to negotiate repairs or price adjustments with the seller.

Key Takeaways

• A home inspector examines the roof, foundation, plumbing, electrical, HVAC, and interior structures to identify defects and safety issues before purchase.
• The inspection report includes photographs and detailed descriptions of problems found, ranked by severity.
• South Carolina home inspectors are not required to be licensed, so verify credentials and insurance before hiring.
• You have the right to walk through the inspection with the inspector and ask questions about findings.
• The inspection report is yours to keep and can be used to negotiate repairs, credits, or price reductions with the seller.

What the inspector checks on the exterior

The inspector walks around the outside of the house and examines the roof, gutters, downspouts, siding, trim, foundation, grading, and drainage. They look for missing or damaged shingles, rust on metal roofing, clogged gutters, cracks in the foundation, water pooling near the house, and gaps where water could enter. They also check that the ground slopes away from the foundation so rainwater drains properly rather than pooling against the house.

The inspector may climb onto the roof to get a closer look, or they may view it from the ground using binoculars or a drone, depending on safety and the inspector's method. They note the approximate age of the roof, the condition of flashing (metal strips that seal joints), and any signs of leaks or previous repairs. Gutters and downspouts are checked for debris, damage, and proper slope so water flows away from the house.

What the inspector checks inside the house

Inside, the inspector examines walls, ceilings, and floors for cracks, water stains, soft spots, or signs of settling. They open and close windows and doors to check that they operate smoothly and seal properly. They look at the condition of paint, drywall, and trim. They check for evidence of pests, mold, or water damage, which often appear as discoloration or a musty smell.

The inspector also notes the condition of stairs, railings, and any built-in cabinets or shelving. They check closets and storage areas for signs of moisture or pest activity. If the house has a basement or crawl space, they enter and inspect the foundation walls, support beams, and any visible plumbing or electrical work.

How the inspector tests plumbing and water systems

The inspector turns on faucets and showers throughout the house to check water pressure and flow. They flush toilets and observe how quickly the tank refills and whether the water drains properly. They look under sinks for leaks, corrosion, or signs of past water damage. They check the condition of visible pipes and note the material—older homes may have galvanized steel or cast iron pipes that are prone to corrosion.

The inspector locates the main water shut-off valve and tests it to confirm it works. They check the water heater for age, rust, leaks, and proper venting. They may test the water pressure at one or more fixtures. They do not typically test the water itself for contaminants; that requires a separate lab test. If the house has a well or septic system, the inspection may include additional checks specific to those systems, though a full septic inspection often requires a separate specialist.

How the inspector evaluates electrical and HVAC systems

The inspector checks the main electrical panel (breaker box) for proper labeling, signs of overheating, and correct breaker sizing. They test a sample of outlets and switches throughout the house using a plug-in tester to confirm they are properly grounded and polarized. They note the age and condition of visible wiring and look for any signs of damage, rodent chewing, or improper repairs.

For heating and cooling, the inspector checks the furnace or heat pump, air conditioner, and thermostat. They note the age and condition of the equipment and test that it turns on and produces heat or cool air. They check that air filters are in place and accessible. They inspect ductwork for leaks, disconnections, or blockages. They look at the condition of the condensate drain line on air conditioning systems. They do not perform a full refrigerant charge test or deep mechanical diagnosis—that requires a licensed HVAC technician.

Understanding the inspection report and severity ratings

After the inspection, you receive a written report that lists all findings organized by system or area. Most reports use a severity rating system—often "safety issue," "major defect," "minor defect," or "maintenance item"—to help you understand which problems need immediate attention and which are routine wear.

A safety issue might be exposed electrical wiring, a missing handrail, or a gas leak. A major defect might be a roof nearing the end of its life, a cracked foundation, or a failing HVAC system. A minor defect might be a loose door hinge or a small water stain. A maintenance item might be a recommendation to caulk a window or replace weatherstripping. The report should include photographs of significant findings so you can see the problems yourself.

You own the report and can share it with your real estate agent, a contractor, or a lender. Many buyers use the report to request that the seller repair major items, offer a credit toward repairs, or reduce the purchase price. Your real estate agent can advise you on what is negotiable in your local market and what is typical to ask for.

Choosing and hiring a home inspector in South Carolina

South Carolina does not require home inspectors to be licensed, so it is important to verify an inspector's credentials and experience before hiring. Look for inspectors who are members of the American Society of Home Inspectors (ASHI) or the National Association of Home Inspectors (NAHI), both of which have codes of ethics and continuing education requirements. Ask how many inspections they have performed, how long they have been in business, and whether they carry errors and omissions insurance.

You can find inspectors through your real estate agent, online reviews, or referrals from friends. Get quotes from at least two inspectors and compare their fees, what is included in the inspection, and their availability. A typical inspection in South Carolina costs between $300 and $600, depending on the house size and age. Ask whether the inspector offers a walk-through so you can ask questions about findings, and whether they provide the report the same day or within a few days.

Your rights during and after the inspection

You have the right to be present during the inspection and to ask the inspector questions about what they find. Many inspectors encourage this because it gives you a chance to learn about the house and understand the findings firsthand. You can ask the inspector to explain how systems work, what maintenance is needed, and what repairs might cost. The inspector should not give you a price estimate for repairs—that is the job of a contractor—but they can tell you whether something is a minor fix or a major undertaking.

After the inspection, you own the report and can use it however you wish. You can share it with your lender, your insurance agent, or a contractor to get repair estimates. You can use it to negotiate with the seller. You can keep it as a record of the home's condition for future reference. If you discover a major problem after closing that the inspector should have found, you may have a claim against the inspector's insurance, though the details depend on your contract and South Carolina law.

Frequently Asked Questions

Can I do my own home inspection instead of hiring one?

You can walk through a house and look for obvious problems, but a professional inspector has training, tools, and experience to spot issues you might miss—like roof damage from the ground, foundation cracks in a crawl space, or electrical code violations. A professional inspection also produces a detailed report you can use for negotiation or future reference. Most lenders require a professional inspection before approving a mortgage.

What is not included in a standard home inspection?

A standard inspection does not include testing for radon, lead paint, mold, asbestos, or pests—those require separate specialist tests. It does not include a full structural engineering evaluation, a chimney sweep, a pool or spa inspection, or a detailed HVAC refrigerant charge. It does not test the water quality or septic system function. Ask your inspector what is and is not included, and request additional tests if you have concerns about specific issues.

What should I do if the inspection finds major problems?

Discuss the findings with your real estate agent. You can ask the seller to repair the items, offer a credit toward repairs, or reduce the purchase price. You can also hire a contractor to get repair estimates and decide whether you still want to buy the house. Some buyers walk away from a purchase based on inspection findings. Your real estate agent can advise you on what is typical to negotiate in your market.

How old should the roof be before I worry about replacement?

Most asphalt shingle roofs last 15 to 20 years, though this varies by climate, ventilation, and maintenance. Metal roofs can last 40 to 70 years. The inspector will note the approximate age and condition. If the roof is near the end of its expected life, you may want to budget for replacement soon or ask the seller for a credit. Your homeowner's insurance company may also require roof replacement if it is too old.

Can I negotiate with the seller based on the inspection report?

Yes. After you receive the inspection report, you can ask the seller to repair major defects, offer a credit toward repairs, or reduce the purchase price. What is negotiable depends on your local market, the severity of the issues, and the seller's willingness. Your real estate agent can advise you on what is reasonable to ask for. The seller may agree to some requests, counter with others, or refuse. You can then decide whether to accept their response or walk away.