A home inspection can feel overwhelming, especially for first-time buyers. Inspection reports often run 30–50 pages long and include dozens of photos, notes, and recommendations. But not every issue flagged is a deal-breaker—and not everything you assume is inspected actually is.

Understanding what a home inspection covers, what it doesn’t, and how to distinguish serious problems from cosmetic concerns can help buyers make confident decisions and prevent unnecessary renegotiations or walkaways.

What a Standard Home Inspection Covers

A home inspection is a visual, non-invasive evaluation of a property’s major systems and structural components. Inspectors look for safety concerns, functional issues, and signs of deferred maintenance.

Major Areas Typically Inspected

*Structural Components

• Foundation (cracks, moisture intrusion, settlement)

• Framing and load-bearing elements

• Floors, walls, ceilings, and stairs

*Roof & Exterior

• Roof covering and visible flashing

• Gutters and downspouts

• Siding, trim, windows, and doors

• Decks, porches, and grading around the home

*Mechanical Systems

• Heating system and visible ductwork

• Central air conditioning (when in season)

• Water heater (age, venting, leaks)

*Plumbing

• Visible pipes and fixtures

• Water pressure and drainage

• Signs of leaks or corrosion

*Electrical

• Service panel and wiring

• Grounding and bonding

• GFCI outlets and visible safety issues

*Safety Items

• Smoke and carbon monoxide detectors

• Handrails and guardrails

• Obvious fire or fall hazards

What a Home Inspection Does Not Cover

Many buyers assume an inspection is a guarantee that “nothing is wrong.” It’s not. There are several things inspectors are not allowed or able to evaluate.

Common Exclusions

• Cosmetic flaws (paint scratches, worn flooring, outdated finishes)

• Hidden or inaccessible areas (inside walls, under insulation, buried pipes)

• Environmental hazards, unless separately ordered:

  • Radon

  • Mold

  • Lead paint

  • Asbestos

• Pest infestations (unless a separate pest inspection is conducted)

• Pools, septic systems, or wells (require specialized inspections)

• Appliance performance beyond basic function

• Future lifespan predictions (inspectors assess condition, not longevity)

Because of these limitations, buyers may need additional inspections depending on the home’s age, location, or features.

Real Red Flags vs. Cosmetic Issues: How to Tell the Difference

Not all inspection findings carry the same weight. The key is learning to separate true red flags from minor or cosmetic issues.

True Red Flags (Pay Close Attention)

These issues may involve safety risks, high repair costs, or long-term structural concerns:

• Active foundation movement or significant cracking

• Roof failure or widespread water intrusion

• Knob-and-tube or unsafe electrical wiring

• Failing or near-end-of-life heating systems

• Major plumbing leaks or sewer line concerns

• Mold growth tied to ongoing moisture problems

• Improper structural modifications or load-bearing alterations

Tip: These are issues that typically justify renegotiation, repair credits, or further evaluation by licensed specialists.

Cosmetic or Low-Priority Issues (Usually Manageable)

These items often look alarming on paper but rarely affect livability or safety:

• Peeling paint or hairline wall cracks

• Loose doorknobs or sticky windows

• Worn carpet or outdated tile

• Minor caulking gaps

• Older but functioning appliances

• Uneven floors in older homes with no structural movement

Tip: Cosmetic issues are normal—especially in older homes—and are usually expected maintenance rather than defects.

How Buyers Should Use an Inspection Report

A smart approach to inspections focuses on prioritization, not perfection.

Best Practices for Buyers:

• Focus on health, safety, and structural issues

• Ask your agent which items are typical for the home’s age

• Request repairs or credits only for major concerns

• Use findings to budget for future maintenance

• Don’t panic—almost every home has inspection issues

What Sellers Can Do to Reduce Inspection Surprises

Sellers can prepare proactively and reduce renegotiation risks by:

• Addressing obvious maintenance issues before listing

• Providing service records and disclosures

• Considering a pre-listing inspection

• Understanding which issues are likely to concern buyers

Homes that show good upkeep often move through inspections more smoothly and with fewer concessions.

Inspections Are About Information, Not Perfection

A home inspection isn’t meant to find a flawless house—it’s designed to help buyers make informed decisions. Knowing what’s covered, what’s not, and how to identify real red flags can prevent emotional reactions and keep transactions on track.

With the right perspective, an inspection becomes a powerful tool—not a deal-breaker.

Matt Witte strives to be the best realtor in Andover, MA.

Any questions about real estate, reach out to Matt Witte, Andover Realtor, MA