Intro

Home inspection can make or break a sale. As a contractor, a clean report means fewer delays, less haggling, and faster work orders. This guide shows you what a home inspection covers, how to walk the property, the common snags, and the quick fixes that matter. You’ll see simple steps, clear checks, and how to convert findings into jobs. Use this to run your own pre-sale home inspection, reduce surprises, and protect your margin.

Quick Answer

A home inspection is a top-to-bottom check of structure, services, and safety. Do your own pre-sale home inspection to spot defects early, fix the big ones first, document with photos, and present a clear, priced plan. This reduces pushback, speeds sign-off, and keeps your projects moving.

Table of Contents

• Key Takeaways
• What Is a Home Inspection and Why It Matters
• Plan Your Home Inspection Walkthrough
• Exterior Checks That Get Flagged
• Interior, Services, and Safety Checks
• Documentation: Photos, Notes, Simple Reporting
• Turn Findings Into Work and Get Sign-Off
• FAQ
• Conclusion

Key Takeaways

• Do a pre-sale home inspection 7–14 days before listing to allow fixes.
• Aim for 60–120 minutes on site and capture 20–40 labelled photos.
• Triage issues: safety in 24–48 hours, urgent in 7 days, cosmetic in 30 days.
• Keep gaps even: doors and skirtings around 2–3 mm looks clean and professional.
• Turn findings into a simple, priced proposal and seek e-signature fast.

What Is a Home Inspection and Why It Matters

A home inspection is a visual survey of the property’s condition. Inspectors look at structure, roof, exterior, interiors, plumbing, electrics, heating, ventilation, damp, and safety. They don’t open up walls, but they do test basics and note risks.

Why it matters to you:

• Fewer renegotiations when issues are fixed or clearly priced.
• Faster completion because buyers feel confident.
• Clear scope for work with less back-and-forth.

Typical scope and timing:

• On-site time: 60–120 minutes for a standard house.
• Photos: 20–40 clear shots, plus 5–10 detail shots of defects.
• Notes: simple, factual, with location and next step.

Keep the language plain. “Loose handrail at stairs, 4 screws missing, re-fix and fill.” That’s better than long reports. Use the same clarity through your home inspection process.

Plan Your Home Inspection Walkthrough

Do a quick plan before stepping on site. It saves time and missed items.

1. Book access and allow 90 minutes undisturbed time.
2. Bring basics: torch, step ladder, moisture meter, plug-in socket tester, GFCI/RCD test button awareness, spirit level, PPE.
3. Start outside, then head inside, then services last. Keep one route.
4. Take wide photos first, then close-ups with a finger pointing to the defect.
5. Label as you go: “Kitchen-south wall–crack–2 mm–1.2 m length.”
6. Note safety first: live wires, leaks, loose rails. Make safe if needed.
7. End with a 10-minute recap and a repair priority list.

If you also want to sharpen how you build professional proposals, see our guide on professional proposals. It pairs well with this home inspection workflow.

Exterior Checks That Get Flagged

Most snags start outside. Water and movement cause many problems. Walk clockwise and look up, down, and out from the wall.

Common exterior issues and quick wins:

Tips:

• After rain, check for standing water; falls should drain within 10–15 minutes.
• Keep clearance: soil or mulch at least 100 mm below damp-proof course.
• Vent covers should be clear; remove cobwebs and debris.

Interior, Services, and Safety Checks

Inside, stay systematic. Clean lines and working basics calm buyers and inspectors.

Structure and Finishes

• Doors: aim for a consistent 2–3 mm gap and smooth latch. Plane, adjust keeps, and tighten 2–4 hinge screws if needed.
• Cracks: hairlines under 2 mm are common; fill and spot-paint 1–2 coats.
• Floors: note soft spots or bounce. If local, add 4–6 screws to secure boards.

Moisture and Ventilation

• Bathrooms: run extractors; you should feel pull at the grille. Replace weak fans and re-seal around baths and showers.
• Kitchens: check sink units for leaks; run taps for 2–3 minutes and inspect joints.
• Use a moisture meter: compare readings across areas. Elevated spots near corners or sills deserve attention.

Electrical (Visual Checks Only)

• Test RCDs using the “T” button; they should trip promptly. Reset and note.
• Check at least 5 sockets per floor with a plug-in tester.
• Exposed wires or broken plates? Make safe immediately and schedule an electrician.

Heating and Plumbing

• Boiler: confirm last service date; buyers expect within 12 months.
• Radiators: bleed if cold at top; balance key rooms if heat is uneven.
• Hot water: check a tap reaches hot in 30–60 seconds and flow is steady.

Fire and Safety

• Smoke alarms: fit one per floor, test all; replace any dead units.
• CO alarms by fuel-burning appliances; test buttons.
• Stairs: handrails should be firm; add 2–4 fixings if loose.

This pairs well with understanding change orders; when new defects appear mid-job, see our guide on managing change orders effectively.

Documentation: Photos, Notes, Simple Reporting

Good paperwork wins trust. Keep it short and clear.

1. Take 2 wide shots per room: one to the door, one to the window.
2. Add 1–2 close-ups per defect with a finger or tape for scale.
3. Name files as “room-area-issue-size-date”. Example: “bath-shower-seal-gap-2mm-2026-01-11”.
4. Write one-line notes: location, issue, action, rough time to fix (e.g., 45–60 minutes).
5. Group items into Safety, Urgent, Cosmetic.
6. Produce a 1–2 page summary with 3–5 top actions.
7. Share the summary before pricing to align on scope.

If you need invoice templates that save time, our invoice templates guide will help you standardise the handover after the work is done.

Turn Findings Into Work and Get Sign-Off

Don’t let a home inspection report sit. Turn it into a priced plan quickly.

• Prioritise:

  • Safety: live electrics, gas smells, active leaks. Attend within 24–48 hours.
  • Urgent: roof leaks, broken fans, failed seals. Aim within 7 days.
  • Cosmetic: paint touch-ups, minor cracks. Book within 30 days.

• Build a simple scope: 5–10 clear line items with room and action.

  • Example: “Kitchen – replace failed sink trap, test for leaks – 1 hour.”

• Price transparently: list labour hours and materials. Round up small items to 0.5 hours.

• Get sign-off fast: send a branded PDF with terms and a target start date.

Tools like Donizo help here: capture defects by voice and photos to create a proposal, send the proposal with client portal access, collect e-signature, then convert to an invoice in one click when accepted. This cuts admin and reduces delays.

FAQ

How long does a home inspection take?

Most standard houses take 60–120 minutes. Larger or older homes take longer. Plan 90 minutes, plus 15 minutes to tidy notes. If you’re doing a pre-sale home inspection, allow enough time to test services and take labelled photos.

What do inspectors look at first?

Many start outside: roof, gutters, walls, windows, then move inside. They check structure, damp risks, electrics, plumbing, heating, ventilation, and safety items. Your pre-sale home inspection should follow the same route to avoid missed items.

What photos should I include?

Take 2 wide shots per room and close-ups for each defect. Include a finger or tape for scale. Label location and size, like “hall–ceiling–crack–2 mm–1.0 m”. For a full home inspection set, aim for 20–40 photos.

Should I be there during the buyer’s home inspection?

If you’re the contractor, it helps to be available, not intrusive. Be ready to answer practical questions and note any new requests. Keep it factual; don’t argue. Your earlier home inspection notes will keep you confident and consistent.

How do I price repairs from a home inspection report?

Group items by priority, estimate hours per item (often 0.5–3.0 hours each), and list materials. Present a clear total with terms and a target start date. For fast sign-off, send a branded proposal and offer e-signature.

Conclusion

A solid home inspection process reduces surprises, keeps buyers calm, and turns problems into planned work. Walk the property methodically, document with 20–40 clear photos, triage the list, then send a simple, priced proposal. To speed approval and cut admin, platforms such as Donizo let you create proposals from voice notes, collect e-signatures, and invoice in one click. Next steps: 1) Run a pre-sale walkthrough this week, 2) Build a one-page summary, 3) Turn it into a clear proposal and get sign-off. Do this consistently and you’ll protect time and margin on every job.