A home inspection is a thorough, visual evaluation of a property's major systems and components. At Insight Home Inspection Services, we inspect over 400 individual items across every accessible area of the home — from the roofline to the foundation. This guide breaks down exactly what a home inspection covers so you know what to expect before, during, and after the process.

Structural Components and Foundation

The structural integrity of a home is the single most important thing an inspector evaluates. This includes:

  • Foundation: Inspectors examine the foundation for cracks, shifting, settling, bowing walls, and moisture intrusion. In Tennessee, homes are built on slabs, crawl spaces, and basements — each with its own set of common issues. Horizontal cracks in block foundations and stair-step cracks in brick are red flags that indicate structural movement.
  • Framing and structure: Load-bearing walls, beams, columns, and joists are checked for sagging, damage, improper modifications, and signs of wood-destroying insect activity. Inspectors look for evidence that walls have been removed or altered without proper engineering support.
  • Crawl space: Tennessee homes frequently have crawl spaces, and inspectors check for standing water, vapor barrier condition, insulation, structural supports, and signs of pest activity. A wet crawl space is one of the most common findings in Middle and East Tennessee due to the region's clay-heavy soil and high rainfall.
  • Floors, walls, and ceilings: Inspectors look for cracks, water stains, uneven floors, and signs of settling that might indicate deeper structural problems.

Roof, Exterior, and Drainage

The building envelope — everything that separates inside from outside — gets careful attention.

  • Roof covering: Inspectors evaluate the condition and remaining life of shingles, flashing, valleys, ridge caps, and roof penetrations. They look for missing or curling shingles, damaged flashing around chimneys and vents, and signs of past or active leaks. Tennessee's severe thunderstorms and occasional hail make roof condition especially important.
  • Gutters and downspouts: Proper drainage away from the foundation matters. Inspectors check that gutters are intact, properly sloped, and that downspouts direct water at least 4-6 feet from the foundation.
  • Grading and drainage: The ground around the home should slope away from the foundation at a minimum of 6 inches over the first 10 feet. Poor grading is one of the most common causes of foundation and crawl space moisture problems.
  • Siding and exterior cladding: Whether the home has vinyl, brick, stone, fiber cement, or wood siding, inspectors check for damage, gaps, deterioration, and improper installation.
  • Windows and doors: Inspectors test a representative number of windows and doors for proper operation, seal integrity, and signs of moisture damage. They check for broken seals (fogged double-pane glass), damaged weatherstripping, and rot around frames.
  • Porches, decks, and walkways: These are evaluated for structural integrity, proper attachment to the house, railing safety, and trip hazards.

Major Systems: HVAC, Plumbing, and Electrical

These three systems represent the core mechanical functioning of the home.

HVAC (Heating, Ventilation, and Air Conditioning)

  • Age, brand, and condition of the furnace, heat pump, or boiler
  • Age and condition of the air conditioning system
  • Thermostat operation
  • Ductwork condition and connections
  • Air filter condition
  • Visible signs of combustion problems (for gas systems)
  • Adequate heating and cooling response

Tennessee summers regularly exceed 95 degrees, and winters can drop into the teens. A functioning HVAC system is not optional here. Inspectors note the age of equipment because most systems last 15-20 years, and replacement costs range from $5,000 to $15,000+.

Plumbing

  • Water supply lines (material, condition, and visible leaks)
  • Drain, waste, and vent pipes
  • Water heater (age, condition, proper installation, and safety features)
  • Functional flow and drainage at all fixtures
  • Toilets, sinks, tubs, and showers
  • Visible water damage or signs of past leaks
  • Hose bibs and exterior faucets

Inspectors also identify the piping material. Homes in Tennessee built before the mid-1990s may have polybutylene supply lines, which are prone to failure and can affect insurability.

Electrical

  • Service entrance and capacity (100-amp, 200-amp, etc.)
  • Main panel and sub-panels: breakers, wiring connections, and proper labeling
  • Grounding and bonding
  • A representative number of outlets tested for proper wiring and ground-fault protection (GFCI) in wet areas
  • Light switches and fixtures
  • Smoke and carbon monoxide detectors
  • Visible wiring condition

Inspectors flag aluminum branch wiring, Federal Pacific and Zinsco panels, double-tapped breakers, and other known electrical hazards. These issues can affect both safety and insurance coverage.

Interior, Insulation, and Ventilation

  • Attic: Inspectors access the attic to evaluate insulation type and depth, ventilation, roof decking condition from below, and signs of leaks or pest intrusion. Proper attic ventilation and insulation are critical in Tennessee's hot, humid summers to prevent moisture damage and excessive cooling costs.
  • Insulation: R-value adequacy is assessed in accessible areas. Tennessee's climate zone (Zone 4) calls for R-38 to R-60 in attics and R-13 to R-15 in walls.
  • Ventilation: Bathroom and kitchen exhaust fans are tested for operation. Dryer vents are checked for proper material and termination.
  • Garage: The garage is inspected for fire separation between the garage and living space (fire-rated drywall, self-closing door), vehicle door operation, and safety auto-reverse function.
  • Built-in appliances: Dishwashers, garbage disposals, range/ovens, microwaves, and exhaust hoods are operated and evaluated for basic function.

What a Home Inspection Does NOT Cover

A standard home inspection is a visual, non-invasive evaluation. Inspectors do not:

  • Move furniture, stored items, or personal belongings
  • Cut into walls, ceilings, or floors
  • Evaluate cosmetic conditions (paint, carpet stains, dents)
  • Inspect behind finished walls or above finished ceilings where no access exists
  • Test for environmental hazards (radon, mold, lead, asbestos) unless ordered as separate ancillary services
  • Inspect swimming pools, septic systems, or wells unless added as ancillary services
  • Evaluate code compliance — inspections assess condition and function, not whether every element meets current building code
  • Provide cost estimates for repairs (though experienced inspectors can offer general guidance)

For specific concerns like radon testing, termite/WDI inspections, or sewer line scoping, these can be added as ancillary services for starting at $150.

FAQ

How many items does a home inspection cover?

A thorough home inspection covers 400 or more individual items across the home's structure, roof, foundation, HVAC, plumbing, electrical, insulation, ventilation, windows, doors, appliances, and exterior components.

Does a home inspection check for mold or radon?

A standard home inspection does not include mold or radon testing. These are ancillary services that can be added for an additional fee. Radon testing is especially recommended in Tennessee due to elevated radon levels in many counties.

Can a home inspector look behind walls?

No. A home inspection is a visual, non-invasive evaluation. Inspectors do not cut into or remove drywall, paneling, or other finishes. They assess only what is visible and accessible at the time of the inspection.

How long does a home inspection take?

A typical home inspection takes 2 to 4 hours depending on the size, age, and condition of the property. Larger or older homes generally take longer. The written report is delivered within 24 hours.