Intro
Home Inspection work shows you what a house really needs. Buyers and agents use it to set budgets and plan repairs. As a contractor, a strong Home Inspection approach helps you spot issues, explain risk, and win work. In this guide, you’ll learn what a Home Inspection covers, how to walk a property, how to document and price common fixes, and how to turn findings into a simple, professional proposal. We’ll keep it practical. Clear steps. Real examples. Tools you can use on site.
Quick Answer
A Home Inspection is a visual check of major systems to identify defects, safety hazards, and maintenance needs. For contractors, it’s your roadmap to scope repair work, set realistic pricing, and schedule crews. Walk the home, document with photos, note measurements, and convert your list into a clear, signed proposal.
Table of Contents
Key Takeaways
- Most Home Inspections take 2–4 hours; plan crew time accordingly.
- Use photos and 1–2 sentence notes per item; aim for 20–40 photos.
- Quote time windows clearly: small jobs 1–3 days, larger scopes 2–3 weeks.
- Track 5–8 key measurements (e.g., 1/8" cracks, 40–60 psi water pressure).
- Convert your punch list into a signed proposal to avoid scope creep.
Home Inspection Basics: What It Is and Why It Matters
A Home Inspection is a visual review. It covers roof, exterior, structure, plumbing, electrical, HVAC, interiors, and safety. It’s not code enforcement. It does not open walls. But it does flag risk.
Why it matters to you:
- It creates a clear scope. You avoid vague promises.
- It allows honest pricing. Fewer surprises later.
- It builds trust. Buyers want straight talk and clear next steps.
Expect a report in 24–48 hours. Use it with your own notes. Don’t rely on the report alone. Your eyes and tape measure win work.
Pre-Inspection Prep for Contractors
Show up ready. A simple kit saves time and backtracking.
Must-have tools:
- Phone or camera with 64 GB free and a flashlight.
- Moisture meter; note readings over 20% as “high.”
- 25 ft tape; record spans and clearances.
- Outlet tester and non-contact voltage tester.
- Ladder rated for the job (8–12 ft for most homes).
Before you start:
- Ask the agent or owner for utility status (gas, water, power).
- Confirm attic, crawlspace, and panel access.
- Set expectations: “This is visual. Hidden issues may appear later.”
If you’re also looking to streamline professional proposals, our guide on professional proposals pairs well with this step.
Home Inspection Walkthrough Checklist
Follow a fixed path. It keeps you fast and consistent. Use these numbered steps on every Home Inspection.
- Exterior and Site
- Walk the perimeter first. Look at grading. Many pros aim for about 6 inches of drop over 10 feet away from the house.
- Note siding gaps over 1/4 inch, missing caulk, and peeling paint.
- Check decks for loose railings, ledger attachment, and soft spots.
- Roof and Gutters
- From the ground with binoculars or a drone if needed.
- Look for missing shingles, granular loss, and sagging lines.
- Typical asphalt roofs show age at 18–22 years. Note if near end of life.
- Structure and Foundation
- Note cracks. Hairline under 1/8 inch is often cosmetic; wider cracks may be structural.
- Check for moisture at the slab edges and garage.
- Electrical
- Open the main panel if safe. Confirm all breakers are labeled.
- Test a sample of outlets. GFCI protection is commonly required at kitchens and baths, especially within 6 feet of water.
- Look for double-lugged breakers and outdated panels.
- Plumbing
- Run faucets for 2–3 minutes. Watch for slow drains.
- Use a gauge if available; 40–60 psi water pressure is typical.
- Check water heater age (label) and TPR valve discharge routing.
- HVAC
- Note the system type and approximate age.
- Replace a dirty filter and record size (e.g., 16x25x1).
- Test heat and cool for 10–15 minutes each if seasonally safe.
- Attic and Crawlspace
- Look for insulation depth (e.g., ~10–14 inches for many climates), ventilation, and staining.
- Check for active leaks and wet ducts.
- Interior and Safety
- Sticky doors can signal settling. Note where.
- Test smoke and CO alarms. Many alarms should be replaced after ~10 years.
- Confirm handrail height and guard stability.
Tip: Take 3–5 photos per area. One wide shot. One close-up. One label or measurement.
Common Findings and Practical Fixes
Use plain language with the client. Give options when possible. Avoid code quotes unless you’re sure.
- Moisture at Baseboards
- What you see: Swollen trim and bubbling paint.
- Check: Moisture meter; readings over 20% are high.
- Fix: Caulk exterior gaps, adjust grading, repair leaks, replace damaged trim. Typical time: 1–2 days.
- Roof Near End of Life
- What you see: Curling shingles, many patches.
- Check: Age around 18–22 years for asphalt roofs.
- Fix: Full replacement or targeted repair. Provide both prices. Lead time: 1–2 weeks.
- GFCI Missing at Kitchen/Bath
- What you see: Standard receptacles near sinks.
- Check: Outlets within about 6 feet of water often need GFCI.
- Fix: Replace with GFCI outlets. Usually 30–60 minutes per device.
- Slow Drains and Old Traps
- What you see: Water pooling for 30–60 seconds.
- Check: Visual blockages, old P-traps, minimal slope.
- Fix: Clean lines, replace traps, improve slope. Time: 2–4 hours per bathroom.
- HVAC Not Keeping Up
- What you see: Long run times; rooms vary more than 4–6°F.
- Check: Old filter, dirty coils, missing weatherstripping.
- Fix: Service unit, seal ducts, add insulation. Time: 1–2 days.
- Deck Ledger and Railing Issues
- What you see: Wobble, water stains at ledger.
- Check: Fastener spacing and flashing condition.
- Fix: Add structural fasteners, replace flashing, tighten rail posts. Time: 1–2 days depending on size.
- Foundation Cracks
- What you see: 1/8–1/4 inch vertical cracks.
- Check: Movement history; doors/racking.
- Fix: Epoxy injection, drainage improvements. Time: 1–2 days for small sections.
Always note safety first. If something looks dangerous, mark it as “priority—within 24–72 hours.”
After the Home Inspection: From Notes to Proposal
This is where you turn findings into work. Keep it simple and clear.
- Sort Your List
- Group items by trade: roofing, electrical, plumbing, HVAC, carpentry.
- Flag safety items as Priority 1, maintenance as Priority 2, upgrades as Priority 3.
- Write Scope In Plain Language
- One sentence per item, plus a photo.
- Example: “Replace 2 GFCI outlets at kitchen sink wall; test and label.”
- Provide Options
- Good, Better, Best when it makes sense (repair vs replace).
- Include warranty terms (e.g., 12 months labor, manufacturer parts).
- Set Timeframes
- Small jobs: 1–3 days.
- Medium scopes: 4–7 days.
- Larger projects: 2–3 weeks. Add 1–2 rain days for exterior work.
- Turn Notes Into a Proposal Fast
- Use voice notes, photos, and line items to build a proposal on site.
- Tools like Donizo let you capture details with Voice to Proposal, send a branded PDF, get an e-signature, and convert to an invoice in one click. This reduces back-and-forth and locks scope.
If you also want help with pricing structure, read more on pricing strategies and project timelines. For contractors dealing with change orders, we recommend content focused on change orders and how to avoid scope creep.
Communication, Timing, and Pricing Tips
Clients worry about two things: cost and surprise. Tackle both.
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Be Upfront About Unknowns
Hidden damage happens. Say, “If we open the wall and find rot beyond 2 studs, we’ll pause and discuss.”
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Use Measurable Language
Examples: “1/8 inch crack,” “40–60 psi,” “16x25x1 filter.” Numbers build trust.
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Price by Clear Line Items
List labor, materials, and allowances. State exclusions. If you need templates, look for invoice templates that save time.
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Schedule With Buffers
Add 10–15% time buffer for parts and access issues. Promise 2–3 follow-up updates per week.
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Close the Loop=
After completion, do a 15–30 minute walk-through. Take 5 photos of final work. Send them with the paid invoice.
FAQ
What does a Home Inspection not cover?
It’s visual. Inspectors don’t open walls, move heavy furniture, or run invasive tests. They also don’t guarantee remaining life of systems. As a contractor, note limits and explain that hidden conditions may change the scope.
How long does a Home Inspection take?
Most take 2–4 hours for a typical single-family home. Larger or older homes can take longer. Plan another 1–2 hours to organize photos, measurements, and your repair proposal.
Should I attend the Home Inspection?
Yes, if invited. You learn the buyer’s priorities and see issues firsthand. You can measure, photograph, and discuss options on site. This often shortens the decision time by several days.
How do I estimate repairs from a Home Inspection?
Group items by trade, write one-sentence scopes, attach photos, and add timeframes. Offer options when possible. Use a clear, line-item proposal and include a simple warranty. Then get a signature before scheduling.
Can I win work directly from the Home Inspection?
Often, yes. Show up prepared, speak clearly, give options, and follow up fast with a clean proposal. Platforms such as Donizo help you send a professional PDF and collect e-signatures the same day.
Conclusion
A solid Home Inspection process gives you a clear scope, realistic pricing, and less rework. Walk the home in a set order, capture photos, use measurements, and turn findings into a clean, signed proposal. Next steps: 1) Build your checklist, 2) Create a line-item template, 3) Set standard timeframes. If you want to speed up proposals and signatures, tools like Donizo can help you capture details, send PDFs, and collect e-signatures fast. Do the basics well and you’ll win more inspection-driven jobs with fewer surprises.
