Every buyer should get a general home inspection. Beyond that, whether you need additional specialized inspections depends on the property itself — its age, location, and systems. Here's how to think through both.

The standard general home inspection

A general home inspection is the baseline for nearly every purchase. A licensed inspector spends a few hours examining the home and typically covers:

  • Structure: Foundation, framing, and overall structural condition.
  • Roof: Age, visible damage, and remaining useful life.
  • Electrical: Panel condition, wiring type, and obvious code issues.
  • Plumbing: Pipe material, water pressure, leaks, and water heater condition.
  • HVAC: Age and functioning of heating and cooling systems.

You'll receive a written report with photos, which becomes the basis for any repair requests you negotiate with the seller.

Specialized inspections to consider

Depending on the property, one or more of these can be well worth the extra cost:

  • Pest/termite: Especially valuable in older homes or regions with high termite activity; some lenders require it for certain loan types.
  • Radon: A simple, inexpensive test worth doing on almost any home, particularly in areas known for elevated radon levels.
  • Sewer scope: Strongly recommended for older homes, since aging or tree-root-damaged sewer lines are expensive to repair and invisible in a standard inspection.
  • Well/septic: Essential for rural properties not on municipal water or sewer — these systems are costly to replace if failing.
  • Mold: Worth pursuing if the general inspection or a musty smell raises concerns, especially in humid climates or homes with a history of water intrusion.
  • Foundation specialist: Recommended if the general inspector flags cracks, uneven floors, or other signs that warrant a closer structural look.
  • Pool/spa: Important for any home with a pool, since equipment, liners, and safety features can be costly to repair.
  • Roof specialist: Worth considering on an older roof or one the general inspector can't fully access.

Once your inspections are complete, you'll move into negotiation, appraisal, and underwriting — see the full home buying process or check how inspections affect your overall timeline.

A practical tip: Ask your agent which specialized inspections are common for the specific neighborhood and property type you're buying — local conditions like soil type, well/septic prevalence, or older sewer infrastructure often make the decision clear.

This page is for general educational purposes. Which inspections are advisable, required, or customary varies by property, region, and lender. Please confirm specifics with your real estate agent and a licensed inspector.

Not sure which inspections your home needs?

The Brooksby Team can connect you with trusted local inspectors and help you decide which specialized inspections make sense for your specific property.

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