Home inspections & appraisals

Home inspection: what it covers

A general inspection is a visual, non-invasive look at the home’s major systems under standards such as the ASHI and InterNACHI Standards of Practice. It typically includes:

• Roof, gutters, and flashing
• Structure and foundation
• Electrical panel, wiring, outlets
• Plumbing supply and drains, fixtures
• Heating and cooling (HVAC)
• Water heater
• Attic, ventilation, and insulation
• Windows and doors
• Exterior drainage and grading

It does not usually cover radon, pests, mold, sewer lines, septic, wells, or lead paint—those are add-ons.

Typical costs

Costs vary by area, home size, age, and inspector. Figures checked October 15, 2026.

Common add-on inspections

• Radon: EPA recommends fixing a home at or above 4 pCi/L (EPA).
• Termite/WDO: may be required by your lender or VA in some states.
• Sewer scope: camera check of the line to the street, useful for older homes or big trees.
• Mold: if there are signs of moisture or odor.
• Septic and well water testing for homes not on public systems.
• Lead paint: homes built before 1978 come with a federal lead disclosure and a 10-day opportunity to test (EPA).
• Chimney if there’s a fireplace or wood stove.

Buyers: getting the most from an inspection

• Attend in person (or at least the walk-through at the end) and ask questions.
• Know your inspection contingency deadline from your contract and schedule right away.
• Separate red flags (roof leaks, foundation movement, electrical hazards, active water, failing HVAC, sewer problems) from cosmetic items (paint, carpet, minor wear).
• Negotiate with facts: share the report pages and contractor quotes, and ask for repairs, a price reduction, or a seller credit toward closing costs (lenders limit how large credits can be).
• Get specialist evaluations before your deadline when the inspector recommends them.

Sellers: preparing

• Consider a pre-listing inspection so you can fix or price for issues up front.
• Common pre-listing fixes: leaks, broken windows or locks, missing smoke/CO detectors, GFCI outlets, HVAC service, clearing gutters and grading away from the foundation.
• Disclose known material defects. Most states require seller disclosures, and federal law requires lead-paint disclosure for pre-1978 homes. Hiding known problems can create legal liability.

Appraisals: what the appraiser looks at

• Recent comparable sales (“comps”) near the home
• Condition and quality
• Square footage, bedrooms, bathrooms, lot
• Upgrades and their quality/age
• Location and market trends

FHA and VA appraisals also check minimum property standards for safety, security, and soundness (for example working utilities, safe roof, no peeling paint on pre-1978 homes, adequate access). Required repairs may need to be done before closing (HUD 4000.1; VA Minimum Property Requirements).

Appraisal costs

VA publishes maximum appraisal fees by state and county. Under the schedule effective May 1, 2026, single-family fees range from roughly $700 in many states to $1,500+ in parts of Alaska (VA fee table). Conventional and FHA appraisal fees are not federally fixed; your lender lists the fee on your Loan Estimate. You have a right to a free copy of the appraisal (CFPB).

Buyers: if the appraisal comes in low

• Understand your appraisal contingency and its deadline.
• Renegotiate the price with the seller.
• Ask your lender for a reconsideration of value (ROV), supplying better comparable sales or factual errors.
• Pay the difference in cash (some buyers agree to “appraisal gap coverage” in their offer—understand how much you could owe).
• Walk away if your contingency allows.

Sellers: helping the appraisal go smoothly

• Clean and declutter; make every room and the attic/crawl space accessible.
• Give the appraiser (through your agent) a list of upgrades with dates and costs.
• Fix safety items (railings, detectors, exposed wiring).
• Share recent comparable sales you believe are relevant—factual information is fine.

Related: Closing costs · Types of loans

Sources

1. ASHI Standard of Practice
2. InterNACHI Home Inspection Standards of Practice
3. Angi: How much does a home inspection cost? (2026 data)
4. Angi: Types of home inspections and costs
5. Angi: Radon testing cost (2026 data)
6. EPA: Health risk of radon
7. EPA: Lead-based paint disclosure rule (pre-1978 housing)
8. HUD Single Family Housing Policy Handbook 4000.1
9. VA Appraisal Fees and Timeliness Table (effective May 1, 2026)
10. CFPB: Your right to a copy of the appraisal
11. CFPB: Appraisal independence (Regulation Z, 12 CFR 1026.42)