What Does a Home Inspector Look For?

Roof and attic

On the roof, the inspector evaluates the covering (shingle, tile, metal, or low-slope membrane), flashing at walls and penetrations, and signs of damage or aging such as granule loss, lifted or cracked shingles, slipped tiles, and rust. In the attic, they look at the underside of the roof deck for stains, the framing, insulation depth and coverage, ventilation, bath fan terminations, and — in Florida — the roof-to-wall connections that matter for wind mitigation.

Exterior, drainage, and structure

Outside, the inspector checks walls and stucco for cracks and moisture entry points, sealant at windows and doors, wood trim for rot, and the grading and gutters that move water away from the foundation. Most Tampa Bay homes are built on concrete slabs, so the inspector looks at visible slab edges, cracking patterns, and floor slopes. Older homes on piers get a crawlspace inspection where accessible.

Electrical

• Service entrance and meter base condition
• Panel brand, capacity, labeling, and breaker sizing
• Double taps, scorching, and improper splices
• Wiring type — including ungrounded, aluminum branch, or cloth-insulated wiring in older homes
• GFCI protection in wet locations and AFCI where appropriate
• A representative sample of outlets, switches, and fixtures

Plumbing and water heater

The inspector runs fixtures, checks drainage, looks for leaks under sinks and around toilets, and identifies supply and drain materials where visible. In Florida, materials such as polybutylene and galvanized steel supply lines and deteriorating cast iron drains are important because insurers may not accept them. The water heater is checked for age, installation, venting (for gas), the temperature-and-pressure relief valve and discharge line, and signs of leaking.

Heating and cooling

Air conditioning runs most of the year in Tampa Bay, so the HVAC system gets close attention: equipment age and condition, temperature split, the air handler, the condensate drain line and pan, float switches, filters, visible ductwork, and signs of past overflow or moisture damage.

Interior, appliances, and garage

Inside, the inspector looks at walls and ceilings for stains and cracks, floors for soft spots, windows and doors for operation and failed seals, stairs and railings for safety, and built-in appliances for basic operation. In the garage, they test the door's automatic reverse, look at the fire separation door to the house, and evaluate visible framing.

What's outside the scope

Cosmetic issues, concealed components, code compliance, and specialized evaluations — such as wood-destroying organisms, pools, sewer lines, septic systems, wells, and mold sampling — are outside a standard home inspection. See what is a home inspection for the full picture.