What a Home Inspection Covers
A standard home inspection evaluates the structure, roof, foundation, electrical, plumbing, HVAC, windows, doors, insulation, and visible components of the property. The inspector produces a detailed written report, typically 30 to 50 pages, with photos and descriptions of any concerns.
What It Does Not Cover
A standard inspection does not include well tests, septic evaluations, radon testing, mold testing, or pest inspections. These are separate inspections that I recommend scheduling concurrently during the inspection period for rural properties.
Common Issues in Oregon Homes
The most frequent findings in Lane County homes include aging roofs (especially moss damage), moisture intrusion in crawl spaces, outdated electrical panels, and deferred maintenance on decks and siding. Homes built before 1978 may have lead paint. Homes with basements often show signs of water management issues.
How to Use the Report
The inspection report is a negotiation tool, not a deal-killer. I help clients prioritize findings into three categories: safety concerns that must be addressed, significant defects that warrant repair credits, and maintenance items that are normal for the home’s age. We then negotiate repairs or credits based on the serious items.
Choosing an Inspector
I recommend inspectors who are ASHI-certified, carry errors and omissions insurance, and have experience with the specific property type. For rural properties, I use inspectors who understand well houses, septic systems, and outbuilding construction. The inspection fee ($400 to $600) is the best money you will spend in the transaction.
