When you hire a licensed building inspector, you're bringing in a trained professional who has the expertise to spot problems that could cost you thousands of dollars or, worse, put your safety at risk. But what exactly are they looking for when they walk through your property with their clipboard, flashlight, and measuring tools? Understanding their process helps you make the most of your inspection and know what to expect in your report.

Bottom line: Licensed building inspectors systematically examine structural integrity, electrical systems, plumbing, HVAC, roofing, and safety features to identify defects that could affect your property's value, safety, or habitability. They're trained to spot both obvious problems and subtle warning signs that untrained eyes typically miss.

Licensed inspectors run a visual check to see if there are any defective components or damaged areas in the building. But this isn't just a casual walk-through. The building inspector is usually certified in one or more of the professional building disciplines to have the skills and knowledge needed to judge whether a building meets code requirements.

What makes them different from your average handyperson?

• Formal training in construction methods, building codes, and safety standards

• Licensing requirements that vary by state but typically include education and experience

• Continuing education to stay current with changing codes and construction techniques

• Professional liability insurance to back their assessments

Inspectors check for any structural defects that can endanger the occupants in the building. They follow a systematic approach that covers every major component of your property, using standardized checklists and procedures to ensure nothing gets missed.

Their methodology includes:

• Visual examination of all accessible areas

• Testing of systems using appropriate tools and equipment

• Documentation with detailed notes and photographs

• Code compliance verification against local building standards

The inspector's first priority is ensuring the building won't fall down. Foundation appears in good condition with no significant cracks is one of the first items they'll assess. They're looking for signs that could indicate serious structural problems.

Key structural elements inspectors examine:

Foundation Issues

• Cracks in foundation walls (they'll note whether they're hairline or major)

• Settlement or shifting that could indicate soil problems

• Water intrusion or moisture problems around the foundation

• Proper drainage around the building perimeter

Framing and Support Systems

• Load-bearing walls and beams for signs of stress or damage

• Floor joists for sagging, cracking, or inadequate support

• Roof framing for proper construction and signs of stress

• Posts, columns, and other structural supports

Warning Signs They're Trained to Spot: Cracks can be horizontal, vertical, diagonal, hairline or major. Document the nature of the crack, explaining as best as possible the causes of the cracks. Experienced inspectors can often tell whether a crack is from normal settling or indicates a more serious problem.

Inspectors pay special attention to any alterations or modifications that might have affected structural integrity. They look for signs that walls have been removed or modified without proper engineering, which could compromise the building's stability.

Electrical systems can be particularly dangerous when not properly installed or maintained. Inspect plumbing, electrical, and other systems to ensure that they meet code is a critical part of every inspection.

What inspectors examine in electrical systems:

Main Electrical Panel

• Age and condition of the main panel

• Proper labeling of circuit breakers

• Signs of overheating or burned components

• Adequate capacity for the building's needs

Wiring Throughout the Property

• Type and age of wiring (knob-and-tube, aluminum, or modern copper)

• Proper installation and protection of wiring

• GFCI outlets in bathrooms, kitchens, and outdoor areas

• Adequate number of outlets for modern electrical demands

Safety Concerns The inspector will examine the wiring, electrical panels, outlets, and lighting fixtures to ensure they comply with electrical codes. Faulty wiring can pose a fire risk, so this is a critical aspect of the inspection.

Many older properties have electrical systems that were once compliant but no longer meet current codes. Inspectors note these issues and explain whether they need immediate attention or can be grandfathered under existing installation standards.

The inspector will review the piping, drains, water supply, and fixtures to confirm they are up to code. Issues like leaks or inadequate water pressure are flagged for repair.

Plumbing inspection includes:

Main Water Lines

• Water pressure throughout the property

• Type and condition of supply pipes (galvanized, copper, PEX)

• Main water shut-off valve location and operation

• Water heater age, condition, and proper installation

Drainage Systems

• Proper slope and venting of drain lines

• Signs of leaks or water damage around fixtures

• Sewer line condition and proper connections

• Floor drains in basements and utility areas

Fixtures and Appliances

• All faucets, toilets, and fixtures for proper operation

• Water temperature and adequate hot water supply

• Proper installation of garbage disposals, dishwashers, etc.

• Leaking pipes behind walls or under slabs

• Inadequate water pressure indicating partial blockages

• Cross-connections that could contaminate potable water

• Improper venting that can cause sewer gas problems

Heating, ventilation, and air conditioning systems are scrutinized for efficiency and safety. These systems are essential for comfortable living and proper indoor air quality.

HVAC inspection covers:

Heating Systems

• Furnace or boiler condition and proper installation

• Ductwork for leaks, proper insulation, and adequate sizing

• Venting systems for safe combustion gas removal

• Air filtration systems and their condition

Cooling Systems

• Air conditioning units for proper operation

• Refrigerant lines for leaks or damage

• Condensate drainage systems

• Thermostat operation and programming

Ventilation

• Bathroom and kitchen exhaust fans

• Attic and crawl space ventilation

• Indoor air quality concerns

• Proper ventilation for combustion appliances

A roof is all that stands between the interior of a building and the weather outside. A neglected roof will result in higher costs from damages caused by leaks than a carefully maintained roof.

Comprehensive roof inspection includes:

Roof Covering Materials

• Shingles, tiles, or other roofing materials for damage

• Signs of aging, curling, or missing pieces

• Proper installation and flashing around penetrations

• Gutters and downspouts for proper drainage

Roof Structure

• Rafters and trusses for sagging or damage

• Proper ventilation in attic spaces

• Insulation levels and proper installation

• Signs of water intrusion or pest activity

Critical Areas Pay particular attention to shingles on the ridge, hips, and at roof edges; they get the hardest wear. These areas are most prone to problems and often show the first signs of roof system failure.

Walls and Ceilings

• Cracks that might indicate settling or structural movement

• Water stains that suggest roof or plumbing leaks

• Proper drywall installation and finishing

• Window and door operation

Flooring Systems

• Floor level and signs of sagging

• Squeaking or bouncing that might indicate structural issues

• Proper installation of various flooring materials

• Transitions between different floor levels

Fire Safety

• Smoke detector placement and operation

• Carbon monoxide detectors where required

• Fire-rated doors and assemblies

• Proper egress windows in bedrooms

General Safety

• Stair railings and balusters for proper height and spacing

• Guard rails on decks and balconies

• Window guards where required by code

• General trip hazards or safety concerns

Exterior Walls The inspector should pay particular attention to loose mortar joints, cracks, stains and wet spots on the wall. They're looking for signs of water intrusion, structural movement, or deteriorating materials.

Windows and Doors

• Proper installation and weatherproofing

• Operation and security features

• Energy efficiency concerns

• Signs of water damage around openings

Water Management

• Proper grading to direct water away from the foundation

• Adequate drainage systems

• Potential flooding or moisture problems

• Landscaping that might affect the building

These areas often reveal problems not visible elsewhere in the building. Inspectors look for:

• Insulation adequacy and proper installation

• Ventilation to prevent moisture problems

• Pest activity or damage

• Structural issues not visible from finished areas

• Moisture control systems and their effectiveness

• Foundation walls for cracks or water intrusion

• Mechanical systems typically located in these areas

• Storage areas for proper construction and safety

Inspectors typically categorize findings into different levels of concern:

Major Defects

• Issues that affect safety or structural integrity

• Problems that could be expensive to repair

• Code violations that must be addressed

Minor Defects

• Cosmetic issues or normal wear and tear

• Maintenance items that should be addressed

• Items that could become major problems if ignored

There is an Australian Standard that pre-purchase building inspection reports must comply with, but this does not include style or content. However, professional inspectors follow industry standards for thorough documentation.

Report contents typically include:

• Detailed descriptions of all findings

• Photographic evidence of significant issues

• Recommendations for repairs or further investigation

• Priority levels for addressing different problems

It's important to understand that inspectors look for both code violations and functional problems. Building codes mostly cover things like framing, plumbing, electrical, and mechanical before drywall is installed, but inspectors also assess whether systems work properly regardless of code compliance.

Grandfathered Systems Some systems that are in working order today may have an existing code violation. Since building codes are updated every three years, a system installed using one set of building codes may violate the current set of building codes. This is called "grandfathering."

Basic Tools

• Flashlights and headlamps for dark areas

• Electrical testers for outlets and circuits

• Moisture meters for detecting hidden water problems

• Levels for checking structural alignment

Advanced Technology

• Thermal imaging cameras to detect temperature differences that might indicate problems

• Electrical analyzers for detailed circuit testing

• Gas detectors for carbon monoxide and other hazardous gases

• Digital cameras for documenting findings

Based on experience, inspectors pay extra attention to certain areas that commonly have problems:

Water-Related Issues

• Bathroom areas prone to moisture problems

• Kitchen areas with multiple water connections

• Basement areas susceptible to flooding

• Roof areas where leaks commonly occur

Electrical Hazards

• Older electrical panels that may need upgrading

• DIY electrical work that might not be code-compliant

• Overloaded circuits or inadequate capacity

• Missing GFCI protection in wet areas

• Deferred maintenance that has led to bigger problems

• Improper repairs that might have created new issues

• Age-related failures in major systems

• Environmental damage from weather or pests

It's important to understand that inspectors have limitations:

Cannot Access:

• Areas behind walls or under floors

• Sealed systems or components

• Dangerous or inaccessible areas

• Private property or restricted areas

Cannot Determine:

• Hidden defects not visible during inspection

• Future performance of systems

• Compliance with all local ordinances

• Market value or cost estimates for repairs

• Ensure access to all areas of the property

• Provide any relevant documentation about past repairs or upgrades

• List specific concerns you'd like them to address

• Plan to attend the inspection if possible

• Ask questions about anything you don't understand

• Take notes about significant findings

• Learn about maintenance requirements for various systems

• Understand priorities for addressing any problems found

• Review the report carefully and ask for clarification if needed

• Get estimates for any major repairs identified

• Consider follow-up inspections by specialists if recommended

• Use the information to make informed decisions about your property

A licensed building inspector serves as your professional eyes and ears, using years of training and experience to identify problems you might never notice. They systematically examine every major component of your property, from the foundation to the roof, looking for safety hazards, structural problems, and maintenance issues that could affect your investment.