Buyer's Home Inspection

Never judge a house by its appearance; even the prettiest house can hide serious damage, while older houses might have excellent bones.
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Buyer's Home Inspection

A buyer's home inspection is the best way to find out if the house you're interested in is a good deal or a bad investment that would cost you lots of time and money.

A home inspection contingency is a clause added to a real estate contract stating that the purchase is contingent on the results of the home inspection. This allows home buyers to cancel the sale or negotiate repairs based on the inspection results. 

Buyer's Home InspectionIf you decide to add a home inspection contingency, you will have a specific time frame to schedule and conduct the inspection, as well as any potential follow-up evaluations. If there are any deal-breaking issues on the inspection report, the home inspection contingency empowers buyers to pull out of the sale and get back their deposit, making this one of the best ways to protect yourself against surprise costs after move-in.

Your home inspector is the expert, but there are still things you can do as the buyer to ensure the process goes smoothly. When possible, we recommend home buyers attend their home inspection so they can see the damage firsthand and ask questions. Having these discussions with the inspector in real-time leads to more in-depth information about your home than what you will find on the inspection report.

As you’re walking through the house, try not to get hung up on the number of defects, as often these repairs are very minor. Instead, dig into the severity of the issues to determine if there are any deal breakers that would prevent you from moving forward with the sale.

The Home Inspection Report

After the home inspection, you’ll receive a written report that covers the property’s major features and notes any problematic issues that may need attention.

We here at Simplex Inspection Service take the time to walk you through the report and our findings. This may include any damage or wear that we found in the home, no matter how minor. It’s our job to make note of every flaw, so your report will likely have a lot of issues listed on it. This does not mean that everything is something that should cause concern. We are able to help you discern what may be hazardous or a red flag.

Our inspection includes:

Grounds And Exterior Structure

  • Foundation appears in good condition with no significant cracks
  • No evidence of leaks from the septic tank
  • Drainage away from the house with no standing water
  • Easily accessible crawl spaces to get to the plumbing
  • Exterior walls appear straight with no sagging
  • Windows and door frames appear square
  • The siding appears in good condition with no cracks or damage
  • Bricks appear undamaged with no cracks in joints
  • The paint is not flaking or stained
  • Roof shingles are not missing or damaged
  • Gutters show no decay and drain properly
  • Chimneys appear straight and undamaged
  • The detached garage, shed, fence, and deck appear in good condition with no rotted wood or evidence of termites


  • No evidence of moisture
  • No evidence of water damage to above floor
  • The sump pump operates properly


  • No evidence of staining from the roof
  • The structure shows no damage or decay
  • Adequate ventilation through soffit vents and end louvers
  • Insulation is sufficient and installed properly
  • Electrical splices are contained

Electrical Systems

  • The wiring is in good condition
  • The service panel has the normal capacity with cables attached correctly
  • Cables are secured and protected
  • No exposed electrical splices


  • Visible pipes have no damage or evidence of leaks
  • The water heater shows no signs of rust
  • Water pressure falls within the accepted range
  • Hot water temperature does not exceed 125 degrees Fahrenheit


  • The visible plumbing under the sink is in good condition and shows no signs of water damage
  • Adequate water pressure for hot and cold water at all fixtures
  • The tub, shower, and sinks drain smoothly
  • Toilet flushes and fills properly
  • The toilet is stable, with no rocking or stains at the base
  • No evidence of leaking around the base of the tub or shower


  • The visible plumbing under the sink is in good condition and shows no signs of water damage
  • Working exhaust fan vents to the outside
  • Garbage disposal is operational
  • Water flow to sink is adequate and drains properly
  • Built-in appliances operate properly

Interior Rooms

  • Floors, walls, and ceilings appear straight and level without visible stains, cracking or damage
  • Doors open easily and latch properly when closed
  • Lights and switches operate properly
  • Adequate number of electrical outlets in each room
  • Heating and air conditioning vents in all rooms
  • The fireplace has no cracking and shows no staining
  • The fireplace flue has been cleaned and is lined
  • Smoke detectors and carbon monoxide detectors are working and located properly
  • Stairway treads and risers are solid

Heating And Cooling Systems

  • No gas odor
  • Air conditioning and heating operate well
  • Air filters are clean
  • Flues have no open seams and slow up to chimney connection
  • The cooling unit has no visible rust