1. Introduction: About me and why you need a home inspection. I am a retired firefighter; I currently work in the EMS field still today and still hold my EMT License. my EMT license. I am a home inspector trying to tell potential home buyers the need to get an home inspection done. As well as any renovations, remodels, rebuilds. From design to finish products. So many steps should be followed.
Did you know not every state requires by state law an home inspection, nor is there a requirement in every state for an home inspector to be certified/licensed and required CEU. Nor does all the states require a home inspector to sit for a national license exam.
The most relevant national surveys focus on homeowners, not specifically recent buyers, but they still give a good sense of repair‑related surprises:
A 2025 national survey found about 25% of homeowners delay major repairs, often due to cost.
Another 2025–2026 survey reported nearly 60% of homeowners are postponing repairs because of rising costs.
A home inspection matters because it protects buyers, sellers, and current homeowners in different—but equally important—ways. Your draft page is already pointing in the right direction, and expanding it into a clear, authoritative explanation will strengthen your blog post and reinforce your expertise as Emberton Home Inspections. FYI:*** An notice that a book is forth coming from me, possibly book title. I will keep you aware of the release date, possibly in March of 2027. It will be thick and is written as a firefighter seeing the home as the firefighter does the home inspection filled with valuable knowledge!
2. What Is a Home Inspection?
- Definition & purpose: A full inspection of the home's interior, exterior, roof, attic, and much more. The purpose is to seek and find potential hazardous like asbestos, mold, outdated wiring like knob and tube, to Electrical Panel not code compliant and still in use today.
- Who performs them:(licensed home inspectors, specialized engineers, etc.). Some home inspectors will bring in 3rd party Contractors for roof inspections, HVAC, Plumbing for sewer and lateral line inspections, septic/leach field, inground pool, to pest removal, electrical. We may have to close the home due to, lead paint asbestos, mold/mildew, air flow, to radon testing.
- Typical duration & format of the inspection report. It should contain hundreds of pictures, hundreds of pages of explanation, a very detailed report will not be short and sweet and not written onsite in minutes. A home inspector is not doing a home inspection if they are doing 2 a day with report writing on the site. A factual report written shall be very long/lengthily, with pictures, placed in a 3-ring binder. Not emailed only. You as the potential home buyer needs it in their hand. ***** Do not accept the seller's inspection! Some non-licensed inspector can be bought off, or they just overlook items, their report is not conclusive and written well! Remember Missouri is a state that does not require an home inspector to be licensed, or have any formal training, experience. The elected leaders in the majority (republican party keeps voting against this. They say it will not allow those who want to be a home inspector, to do the job and form a company. It is not business friendly. But any real estate agent must attend a class. But not a home inspector, nor will the elected leaders mandate a license, national home inspector exam, nor any required continuing education. This puts your home and your lfe in danger.
3. When Should You Schedule a Home Inspection?
| Situation | Ideal Timing | Key Considerations |
|---|---|---|
| Buying a home | After an offer is accepted (contingency) | Protects your investment |
| Selling a home | Before listing (pre‑listing inspection) | Helps price accurately & negotiate |
| Homeownership (maintenance) | Every 2–3 years or after major events (storm, renovation) | Prevents surprise repairs |
| Mortgage financing | Lender‑required before loan approval | Ensures property meets safety standards |
4. The Home Inspection Process – Step by Step
- Pre‑Inspection Prep – homeowner clears access, provides utility info
- Exterior Walk‑Around – roof, siding, drainage, foundation, landscaping
- Interior Examination – structure, HVAC, plumbing, electrical, insulation, appliances
- Specialized Checks (optional) – radon, mold, termites, sewer camera, pool, solar panels
- Report Delivery – written findings, photos, severity ratings, repair estimates
- Post‑Inspection Review – discuss findings with inspector, prioritize repairs
5. Core Areas Inspectors Evaluate (with Common Red Flags)
| Category | What Inspectors Look For | Typical Red Flags |
|---|---|---|
| Roof | Shingles condition, flashing, gutters | Curling, granule loss, leaks |
| Foundation & Structure | Cracks, moisture, level floors | Large horizontal cracks, sagging beams |
| Plumbing | Pipes, water pressure, drainage, water heater | Corrosion, low pressure, leaks |
| Electrical | Service panel, wiring, GFCI, grounded outlets | Double‑tapped breakers, outdated knob‑and‑tube |
| HVAC | Furnace, AC, ductwork, thermostats | Dirty filters, noisy operation, lack of maintenance |
| Exterior | Siding, windows, doors, grading | Rot, broken caulking, improper drainage |
| Interior | Walls, ceilings, floors, insulation | Stains, mold, missing insulation |
| Safety Items | Smoke/CO detectors, railings, egress | Missing detectors, loose railings |
6. How to Prepare Your Home for an Inspection
- Declutter and provide clear access to attics, basements, and crawl spaces
- Ensure utilities are on (water, electricity, gas)
- Replace burnt‑out light bulbs, test GFCI outlets
- Provide manuals/receipts for recent repairs or upgrades
- Quick “DIY” fixes (tighten loose handrails, replace cracked caulk, etc.)
7. Interpreting the Inspection Report
- Understanding severity ratings (minor, moderate, major)
- Differentiating “repair” vs. “replacement” recommendations
- Using the report for negotiation (buyer) or pricing (seller)
- When to bring in specialists (structural engineer, electrician)
8. Cost of a Home Inspection: What to Expect
- Typical price ranges by region & home size ($300–$600 for a single‑family home)
- Additional fees for specialized inspections (radon, mold, pest)
- Value‑based comparison: cost vs. potential savings from avoided repairs
9. Choosing the Right Home Inspector
First Questions to Ask: How long have you been doing home inspections, do you write the reports on site, do you email the report or is it printed off in a 3-ring binder? How well are your reports written? Do you describe what the picture is and how many pictures are usually included in the report. If they write the report onsite and emails the report, is a key to you. They did not do a good inspection, and by emailing it saves them money. But when you are asked by family you will not remember most of the time and when they ask to take home with them the report to see how well it is structured. They will not be able to physically hold it. Paper and printer ink is nominal and should not be a factor it is the cost of doing business and is already figured in to the cost of the inspection, unless they are cheap. Also be aware I have seen home inspectors in their vehicle drinking a beer or doing a 99-cent shot bottle. I have personally seen a local inspector go into a gas station bought a24 pack of beer, put it in the cooler of his labeled vehicle in the trunk, had an ice cold one in his hand. I followed him, he went to a home down the street and put up his ladder to the roof and started his inspection. Yes, I made the phone call to police of a driver consuming beer and told them what happened. I drove on by; I do not know if the police caught the inspector or not. But be aware. Also ask if they smoke. The inspector should not smoke on your property or consume any alcoholic beverages while conduction of said inspection. Keep a cooler of ice-cold water bottles or sports drinks that are no sugar, available for them to consume.
- Licensing & certification (e.g., ASHI, NAHI, state boards) > not all states require a license or certification. There are some who are not part of these associations. But have experience, have gone thru home inspection course and are State of Missouri Certified Firefighter, like me
- Experience with the property type (older homes, new construction), some use their fire education, certification and experience in inspections on how to do an inspection.
- Sample report review (clarity, photos, detail). The report should be a minimum of 75 single pages, a minimum of 75 photos that are detailed. The more pages, the more photos the deeper the inspector went to find out the potential dangers. How is it worded. Is it written that "you should" replace should throw up a red flag! The report should state words like highly dangerous, dangerous and needs to be replaced as soon as possible, you attention is needed. These words and the description should be bold, in italics, underlined and in a bold bright color to draw attention to the reader (potential home buyer) as it is highly needed to correct to protect life and property!
- References & online reviews: The report should have citations > IRC Building Codes, local area having jurisdiction over the property.
10. Common Myths & Misconceptions
- “A home inspection is a code compliance check.” No its not! Yesa home inspector may refer to a code, but code is minimal and makes the structure safe to live in.
- “If the inspector says ‘good,’ the house is flawless.” RUN! Run away from the inspector and contact the following a lawyer, electriacal contractor, plumber, hvac, roofer, get a radon, air sampling tests. Get an asbestos contractor to ensure that the home that was built in the 1970 and before does not contain this dangerous material. Have the home checked for lead, mold, and hire another independent home inspector, do not let the home inspector that told you it is flawless. As I can find many problem issues with a brand-new custom-built home.
- “You can skip a home inspection on a new build.” DO NOT DO THIS! A brand-new home should have inspections done at every step, from foundation, to waterproofing, to framing. From electrical, plumbing, hvac rough in (this is what is known as pre-drywall inspections) to roof truss, roofing, interior finishes, finish plumbing, bath/kitchen, GFCi, AFCI, exterior outlets and much more.
- Can burned wall studs, roof trusses be reused: Yes, as long as the char depth is not deeper than 1/4" deep. I note this as an issue and write in my report to have a licensed bonded contractor to address the problem, buy sistering the wood, painting of the wood with pink fireproof paint. Local Paint Stores, Lowes, Home Depot carries the paint or can order it.
- What is blue paint on wood for. The blue paint is a special paint is applied to the wood structural members that are near areas of concern such as basements walls, walls in the kitchen/bathrooms it will not allow mold, mildew to grow. You can get this paint at the same locations. Just ask at the paint counter.
11. Frequently Asked Questions (FAQ)
- Can I attend the inspection? Some inspectors allow this, to show them where the electrical panel, attic access, help with running water in the bath and shower.
- What if the inspector misses something? A great reason to have the homeowner onsite. Sometimes, a new home will not have anyone there, have your cell phone in case of an emergency.
- Do I need a separate inspection for a condo? No
- How long does a typical report take to arrive? usually in 72 hours or less
- Are there any “inspection‑free” states? Not that I am aware of. The home inspection fee can be paid onsite, can be figured to be paid at the sale and the fee given by the loan company. If it is a brand-new home, there may be in a series of inspection fees.
- Wood Deck Inspection Fee. Home Inspector will charge a nominal fee for this. It's usually about $100 +/-. Yes, you need a home inspector to do this inspection, because they also need to look at the home that the wood deck is attached too.
- Do I need to provide my Insurance Agents name and number? Yes, this is why, so the agent gets a copy and knows the extent of the home's structure/wood deck for insurability.
- Can this affect my homeowner's policy? Yes, it will reflect how the insurance agent handles and writes the policy, to ensure enough coverage. Yes, the agent can force you the homeowner to correct a problem or loose the homeowner's policy
12. After the Inspection: Next Steps, The Inspection report is used to lower the home price, it needs to be:
- Before signing, get a contractor to give an itemized cost breakdown of the repairs, this is your leverage point. Use it to lower the price of the home final price.
- Obtain repair estimates (contractors), get licensed bonded contractors with insurance
- Review & prioritize repairs.
- Insurance needed: General Liability of $1 million dollars minimum, Work Compensation, Errors and Omissions
- Negotiate credits or price adjustments with the seller
- Schedule follow‑up inspections if needed (e.g., after major repairs).
13. The Long‑Term Benefits of Regular Home Inspections
- Early detection of hidden problems → lower repair costs
- Increased home resale value & marketability
- Enhanced safety for occupants (fire, CO, structural hazards)
- Documentation for insurance & warranty purposes
14. Conclusion
- Why a home inspection is a smart investment? Because will help you keep the value of the home resale price.
- Review & prioritize repairs
- A sample of my inspection form, it can be short due to a condo/apartment, or it can be short and not fully explained. If there are just checks but nothing other noted, this is a red flag! Get another inspection.
Emberton Home Inspections
Residential Home Inspection Checklist
Inspector: Roy Poteete Company: Emberton Home Inspections Phone: Email: Rpoteete06@outlook.com Website: under construction Address: St. Charles, Missouri
Property Information
Client Name:
Inspection Date:
Property Address:
Weather Conditions:
Occupancy:
Type of Structure:
Exterior Evaluation
Roofing
☐ Roof covering condition
☐ Flashing and penetrations
☐ Chimney condition
☐ Gutters and downspouts
☐ Roof drainage performance
Exterior Walls & Trim
☐ Siding material condition
☐ Trim and fascia
☐ Caulking and sealants
☐ Exterior paint or finish
Foundation & Grading
☐ Visible foundation surfaces
☐ Settlement or cracking
☐ Grading slope away from structure
☐ Drainage patterns
Decks, Porches & Steps
☐ Structural integrity
☐ Guardrails and handrails
☐ Surface condition
Interior Evaluation
General Interior
☐ Walls and ceilings
☐ Floors
☐ Doors and hardware
☐ Windows and locks
☐ Stairs and railings
Fireplace
☐ Firebox condition
☐ Damper operation
☐ Hearth and surround
Safety Devices
☐ Smoke detectors
☐ CO detectors
Kitchen & Appliances
☐ Cabinets and countertops
☐ Sink, faucet, and drainage
☐ Dishwasher
☐ Range/oven
☐ Refrigerator
☐ Vent hood (vented/unvented)
Bathrooms
☐ Sinks and faucets
☐ Toilets (stability, leaks)
☐ Tubs/showers
☐ Ventilation
☐ Tile and grout condition
Mechanical & Utility Systems
Electrical
☐ Main panel (amp rating, labeling)
☐ Breakers and wiring
☐ GFCI/AFCI protection
HVAC
☐ System type and condition
☐ Filter condition
☐ Distribution performance
Plumbing
☐ Supply lines
☐ Drain lines
☐ Water heater (age, condition)
Attic & Insulation
☐ Insulation depth and coverage
☐ Ventilation
☐ Roof sheathing condition
Inspector Summary
Overall Condition: Safety Concerns: Recommended Repairs: Maintenance Items: Further Evaluation Needed:
Next Blog will be over Wood Deck Inspections and Wood Decks. Enjoy the reading I have included in the report my email address.
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