The Greensboro Home Inspection Buyer Guide
A straightforward walk-through of what a home inspection covers, what it does not, how to prepare, how to read the report, and what happens next — written for Triad buyers by a family-owned inspection team that has completed 35,000+ inspections since 2007.
Free 90-day warranty, included with your inspection (via Home Warranty Inc.).
What a home inspection actually looks at
A general home inspection is a visual, non-invasive examination of the readily-accessible systems and components of a home on the day of inspection. The inspector looks at what a reasonable person can see without opening walls, removing finishes, or dismantling equipment — and reports on the condition of what was observed.
Foundation, framing, roof structure, exterior walls, grading around the home, and drainage — from readily-accessible vantage points.
Service entrance, main panel, sub-panels, visible wiring, representative outlets and switches, and GFCI/AFCI protection.
Heating and cooling equipment (operated in season), visible ductwork, and observed distribution.
Water supply, drains, vents, water heater, and representative fixtures — leaks, function, and visible defects.
Roof-covering condition (from ladder or eaves where safely accessible), flashing, gutters, attic insulation and ventilation.
Windows, doors, floors, walls, ceilings, stairs, decks, porches, and attached garages — condition on the day observed.
Range/oven, dishwasher, disposal, microwave, and other built-in appliances — operated to confirm they respond to normal controls.
Age when readable, condition, connections, and safety devices (T&P valve, expansion tank where applicable).
Honest boundaries — what a home inspection is not
A general home inspection is a snapshot of visible condition on one day. It is not a warranty, an appraisal, a code inspection, or a structural engineering report. Being clear about the boundaries is what makes the visible-condition report trustworthy.
Municipal code enforcement is a separate function performed by local officials. An inspection notes safety and function concerns; it does not certify code compliance.
The inspector reports on condition, not market value. Appraisals are performed by licensed appraisers under a different scope.
If a structural concern is observed, the inspector recommends evaluation by a licensed structural engineer — the engineer is the authority on load-bearing and design conclusions.
Home Spectors identifies conditions and refers to independent, NC-licensed remediation contractors when warranted. We do not sell mitigation or remediation.
Paint chips, carpet wear, décor choices, and minor cosmetic imperfections are not the point of the report unless they signal a functional concern.
Anything behind finished walls, under floor coverings, or otherwise not readily accessible on inspection day is outside the visual scope.
Preparing for inspection day (buyer + seller)
A smooth inspection is one where the inspector can reach every system, every utility is on, and there is nothing preventing access. Most Greensboro-area transactions coordinate this through the listing agent — the checklist below is what the seller should have ready on inspection day.
Attic pull-downs, crawl space entries, electrical panels, water heater closets, garages, and outbuildings must be unlocked and accessible on inspection day.
Water, electric, and gas must be on. If a utility is off, the systems it powers cannot be evaluated and the inspector will note the limitation.
A 3-foot clearance around the panel, water heater, HVAC equipment, and attic access lets the inspector actually see and operate the systems.
Pets crated, in a spare bathroom, or off-site. This protects the pet and lets the inspector move through the home without interruption.
Roof condition may be limited by ice, snow, or unsafe wind conditions. When weather prevents safe roof access, the report notes the limitation and the inspector uses alternate vantage points where possible.
Buyers are welcome to walk the property with the inspector — especially during the review portion at the end. Ask questions; that is when they are easiest to answer.
Inspection day, step by step
A general inspection typically follows the same sequence: the inspector arrives with tools, works systematically through the exterior, roof, interior, systems, and mechanical rooms, then walks the client through the significant findings before leaving. The site visit is the working portion; the written report is delivered afterward.
Grading, drainage, siding, trim, deck/porch, roof-covering condition, flashing, gutters, chimney.
Framing, insulation levels, ventilation, evidence of moisture or pest activity in visible areas.
Windows, doors, floors, walls, ceilings, representative outlets and switches, visible plumbing fixtures.
Operated where seasonally safe. Panel inspected. Water heater age, condition, and safety devices reviewed.
Foundation, framing, visible plumbing/electrical, moisture indicators, sump pump where installed.
At the end, the inspector walks the buyer through significant findings on-site. This is the best time to ask questions.
Duration — honest ranges
On-site inspection time depends on the size, age, and condition of the home. A typical Triad single-family inspection is 2 to 4 hours on site, with larger or older homes taking longer. Written reports are delivered separately after the site visit. Radon and other ancillary tests have their own durations noted below.
Typically 2–4 hours for a single-family home. Larger, older, or more complex homes may take longer.
A continuous monitor stays in the home for at least 48 hours under closed-house conditions, then is retrieved before the written report is produced.
Delivered separately after the site visit — same-day when workflow permits. The final written report is the deliverable clients rely on, not the on-site verbal walk-through.
What the report contains — and how to read it
A modern inspection report is delivered digitally, with an executive summary at the top followed by system-by-system detail with photos. It is written to be read by non-inspectors: buyers, agents, and (later) contractors who may quote work.
Higher-priority findings surfaced at the top so the reader sees them first — not buried under twenty pages of context.
Each significant finding includes a photo so the reader (and later, contractors quoting work) can see what the inspector observed without a second site visit.
Findings are described in plain language with the condition observed, the concern, and a general recommended path forward — evaluation, repair, further inspection, or monitor.
After the summary, the report is organized by system (roof, electrical, plumbing, HVAC, etc.) so a specific contractor can be sent the relevant excerpt.
Practical tip: read the executive summary first, then jump to the system(s) most relevant to your negotiation before reading straight through. A modern report is a reference document, not a novel.
Not every finding is a repair request
A common misread of the report is treating every noted item as a negotiation point. It is not. Findings fall into general categories, and only a subset typically drive repair requests. Your agent will help sort what matters for your specific transaction.
Conditions that create a hazard to occupants — for example, missing GFCI protection near water, unsafe stairs, or improper venting on a gas appliance. Typically top of the negotiation list.
Systems or components not performing as intended — a leak, a broken window seal, an appliance that will not respond to controls. Frequently drive repair requests.
Items a homeowner should attend to over time — caulking, minor grading adjustments, filter changes. Useful for post-close planning, not usually a negotiation item.
Wear-and-tear, cosmetic imperfections, and outdated finishes. Noted for completeness; almost never a repair-request item.
The inspector reports what was observed. Your agent helps decide what to negotiate. Home Spectors does not draft repair requests or represent either side in the transaction — that separation keeps the report neutral.
Ancillary services — when they add value
A general inspection covers the visible condition of the home’s systems. These specialty services address risks the general inspection cannot: radioactive gas, mold, wood-destroying insects, sewer laterals, private wells, and pools. Each is a separate scope with its own deliverable.
Continuous monitor for at least 48 hours on the lowest occupied level. Written report with EPA action-level context.
Air and surface sampling with third-party lab analysis. Written report with next-step guidance — we do not perform remediation.
Wood-destroying insect inspection using the NC state WDIR-100 form. Commonly requested by NC lenders.
Camera inspection of the sewer lateral from the home to the main. Written report with observed condition and any blockages.
State-recommended panel for private wells — bacteria, nitrates, metals, and (on request) VOCs. Third-party lab analysis.
Visible condition of pool structure, equipment, and safety devices. Ask when scheduling to confirm availability.
After the report — negotiation, re-inspection, warranty
The inspection ends when the report is delivered, but the buyer’s decision window is just beginning. The report becomes an input to (a) the negotiation with the seller, (b) a possible re-inspection after agreed repairs, and (c) the post-close warranty that begins at closing.
Your agent uses the report to draft a repair request. Home Spectors does not draft the request; we deliver the neutral condition report the request is based on.
Buyer and seller (through their agents) negotiate which items are addressed, credited, or accepted as-is. The inspection informs the negotiation but does not resolve it.
When the seller agrees to repairs, buyers often request a re-inspection to confirm the work was completed. This is a separate service; ask when scheduling.
A free 90-day home warranty is included with your inspection (via Home Warranty Inc.). 13 covered items — for the full list and terms, see the administrator page linked from our About page.
Common questions from Greensboro-area buyers
The questions we hear most often during scheduling and walk-throughs. Tap a question to expand.
How long does a general home inspection take on site?
Do I need to be present at the inspection?
What if the inspector cannot access something?
Does a home inspection guarantee the home is problem-free?
Should I request every item in the report be repaired?
Does Home Spectors do repairs, remediation, or mitigation?
What is the free 90-day warranty?
Do I need a radon test?
Do I need a WDIR (termite) inspection?
Are Home Spectors inspectors certified?
How much does an inspection cost?
What areas do you serve?
Ready to schedule your inspection?
Family-owned in Greensboro since 2007 · 4.9★ on Google · 35,000+ inspections · Free 90-day warranty included with your inspection.