Real‑life examples of annual home inspection: what to expect

When people ask for examples of annual home inspection: what to expect, they usually don’t want theory. They want real situations. So let’s start with what a 2–3 hour inspection actually looks like in practice.

Picture this: your inspector pulls up with a ladder, flashlight, moisture meter, and tablet. They’ll usually start outside, then move indoors, checking every major system: roof, exterior, electrical, plumbing, HVAC, attic, basement or crawlspace, and visible structure.

Here are a few real examples of what often happens during that walk‑through:

• The inspector spots hairline cracks in the driveway and notes that water is draining toward the foundation, not away from it. They recommend re‑grading the soil and sealing cracks within the year.
• In the kitchen, they test the GFCI outlets and find one that doesn’t trip. That becomes a safety recommendation: replace the outlet to reduce shock risk.
• In the attic, they find insulation disturbed by rodents and a small section of roof sheathing showing water stains. No active leak yet, but a strong warning sign.

Those are the kinds of examples of findings you’ll see scattered throughout a written report. Nothing dramatic most of the time—just early clues that help you fix small issues before they grow.

Exterior and roof: best examples of problems inspectors catch early

If you’re looking for examples of annual home inspection: what to expect on the outside of your home, this is where the savings often start. Roof and exterior repairs can be expensive, but catching small issues once a year keeps them manageable.

Some of the best examples include:

• Example of early roof trouble: Your shingles look fine from the ground, but the inspector’s ladder view shows curled edges and missing granules on the south‑facing side. They note that the roof is nearing the end of its life, so you can start budgeting now instead of being surprised by a sudden leak.
• Gutter and drainage example: The inspector finds gutters packed with leaves and downspouts that dump water right next to the foundation. They recommend cleaning the gutters and adding downspout extensions to redirect water at least 4–6 feet away from the house.
• Siding and paint example: On a 15‑year‑old home, they see peeling paint and minor wood rot at the bottom of trim boards near the ground. This goes into the report as a repair recommendation: scrape, prime, repaint, and replace rotted sections.

In 2024–2025, inspectors are also paying closer attention to storm‑related wear—especially in areas with more frequent heavy rain, heat waves, and high winds. That might mean extra focus on:

• Flashing around chimneys and skylights
• Wind‑lifted shingles
• Cracked caulking around windows and doors

The report will usually include photos and specific notes, not just “roof worn.” That’s one of the more helpful examples of annual home inspection: what to expect from a good, modern inspector: detailed, visual documentation you can share with roofers or insurance if needed.

Inside the home: examples include electrical, plumbing, and safety issues

Once the exterior is done, the inspector moves indoors. This is where examples of small but important safety findings really stack up.

Electrical system: real examples of what inspectors flag

You won’t get a full electrical engineering analysis, but you will get a practical safety check. Here are some examples of annual home inspection: what to expect with electrical:

• Overloaded power strips: The inspector notices multiple high‑draw appliances (space heater, microwave, toaster oven) plugged into one strip. They’ll note this as a fire risk and recommend rearranging loads or adding outlets.
• Missing GFCI/AFCI protection: In older homes, kitchens, bathrooms, garages, and outdoor outlets often lack GFCI protection. The inspector tests outlets and documents where safety upgrades are needed. You can read more about why this matters on the U.S. Consumer Product Safety Commission site: https://www.cpsc.gov/Safety-Education
• Loose or warm outlets: They plug in a tester and notice an outlet that feels warm or loose. That becomes a repair recommendation before it becomes a burn or fire hazard.

These are good examples of how an inspection can quietly improve safety without major renovation.

Plumbing: examples of leaks, pressure issues, and aging fixtures

Plumbing problems are sneaky. A yearly inspection is your chance to catch them before they become soaked drywall or mold. Some real examples include:

• Slow leak under a sink: The inspector runs water, checks the cabinet, and finds a damp area and minor staining. They note a probable slow leak from the P‑trap or supply line and recommend repair.
• Water heater example: They read the data plate and see your water heater is 14 years old. Many units are rated for about 10–15 years. The inspector notes its age, minor corrosion at the connections, and advises replacing it proactively to avoid a sudden failure.
• Water pressure and temperature: They may test water temperature (typically recommending it stay around 120°F to reduce scald risk; see Mayo Clinic’s scald guidance: https://www.mayoclinic.org/healthy-lifestyle/childrens-health/in-depth/burns/art-20044928). If the temperature is too high or pressure seems extreme, you’ll see that in the report.

These examples of annual home inspection: what to expect in plumbing are less about drama and more about catching the early warning signs.

Heating, cooling, and ventilation: examples of energy and health‑related findings

HVAC systems are a huge part of both comfort and energy bills. Modern inspections (especially since 2024) are more tuned into air quality, efficiency, and safety.

Here are examples of what inspectors often find:

• Dirty or clogged air filter: The inspector pulls out the furnace filter and finds it caked with dust. They recommend replacing it and possibly changing it more often if you have pets or allergies.
• Blocked vents or returns: Furniture pushed against returns or supply vents shows up in many reports. The inspector explains that this strains the system and can reduce air quality.
• Furnace and AC age example: They note that your furnace is 20+ years old or your AC unit uses an older refrigerant. You’ll see a recommendation to plan for replacement and maybe get an HVAC pro to evaluate efficiency.
• Ventilation and moisture example: In bathrooms, they test exhaust fans and sometimes find they’re venting into the attic instead of outdoors. That’s a moisture and mold risk.

If you’re concerned about indoor air quality, you can pair your annual inspection with separate testing or guidance from resources like the U.S. Environmental Protection Agency: https://www.epa.gov/indoor-air-quality-iaq.

These are solid examples of annual home inspection: what to expect in terms of comfort, efficiency, and long‑term planning.

Attic, basement, and crawlspace: best examples of hidden issues

The places you rarely go are the places an inspector loves. Attics, basements, and crawlspaces are full of examples of problems homeowners never see.

Attic examples: insulation, pests, and roof leaks

Common attic findings include:

• Insulation gaps: The inspector sees uneven insulation, with bare spots around can lights or along the eaves. Your report may recommend adding insulation to meet modern energy guidelines.
• Rodent activity: Droppings, chewed insulation, or gnawed wires are frequent surprises. The inspector notes likely entry points and recommends pest control.
• Old roof leaks: Stains on the underside of roof decking or around vents show up as “monitor for active leaks” or “evaluate by roofing contractor.”

These are strong examples of annual home inspection: what to expect when it comes to avoiding future headaches like mold or high energy bills.

Basement and crawlspace examples: moisture and structure

Below the main living area, inspectors often find:

• Damp foundation walls: They spot efflorescence (white, powdery residue) on concrete walls, which suggests past moisture. They might recommend improving drainage or adding a dehumidifier.
• Minor foundation cracks: Hairline cracks are common. The report usually explains which ones look normal for age and which might need monitoring or a structural engineer.
• Improper support example: They see DIY support posts or notched joists that could weaken the structure. This becomes a “further evaluation recommended” note.

If mold is suspected, some inspectors will suggest a separate mold assessment. For health information about mold exposure, you can look at the CDC’s guidance: https://www.cdc.gov/mold.

Again, these are realistic examples of annual home inspection: what to expect in spaces most homeowners rarely check.

Safety and code‑related examples: smoke alarms, railings, and more

A good inspector is always thinking about safety, especially in older homes that predate modern standards. You’ll often see examples of these items in the report:

• Smoke and CO alarms: They test alarms and note missing units, expired units, or alarms installed in the wrong locations. Many reports now reference current recommendations for carbon monoxide detectors near sleeping areas.
• Loose stair railings: This is a classic example of annual home inspection: what to expect. The inspector tugs on railings and balusters; if they move, you’ll see a recommendation to repair to prevent falls.
• Trip hazards: Uneven steps, loose flooring at thresholds, or high transitions between rooms often get flagged.
• Garage safety example: They test the automatic reverse on the garage door opener. If the door doesn’t reverse when it hits resistance or when the photo‑eyes are blocked, that’s a safety repair.

These are practical examples of annual home inspection: what to expect when it comes to protecting both people and property.

How the inspection report is organized (with real examples of comments)

After the walk‑through, you’ll get a written report—usually the same day or within 24 hours. If you want an example of how information shows up, it typically looks something like this:

• Summary section: A short list of higher‑priority items such as “Active plumbing leak under kitchen sink” or “Evidence of roof leak at northeast corner of attic.”
• System‑by‑system detail: Each section (Roof, Exterior, Electrical, Plumbing, HVAC, Interior, etc.) includes photos, descriptions, and recommendations.

Here are a few realistic examples of the kind of language you might see:

• “Gutters observed to be filled with debris at time of inspection. Recommend cleaning to promote proper drainage and reduce risk of water intrusion at foundation.”
• “No GFCI protection present for kitchen countertop outlets. Recommend evaluation and upgrade by a licensed electrician to enhance safety.”
• “Minor cracking observed in foundation wall, typical for age of structure. No significant displacement noted. Recommend monitoring for changes over time.”

These examples of annual home inspection: what to expect in the report format help you translate technical findings into a to‑do list you can actually act on.

Using your annual inspection as a maintenance roadmap

The real value of seeing all these examples of issues each year is not to scare you—it’s to help you plan.

Most homeowners use the report in three ways:

• Immediate safety fixes: Anything involving electrical hazards, active leaks, or missing smoke/CO alarms goes to the top of the list.
• 1–2 year maintenance: Items like minor roof wear, small plumbing drips, or aging HVAC go in the “soon” category so you can budget and schedule.
• Long‑term planning: Big‑ticket items—roof replacement, siding, major HVAC upgrades—get tracked over several years.

In other words, the best examples of annual home inspection: what to expect aren’t just the problems themselves, but the clarity you get about what to do next.

If you treat the report as a living document—updating it each year, checking off repairs—you’ll start to see patterns and catch wear‑and‑tear earlier and earlier.

FAQ: examples of common questions about annual home inspections

Q: Can you give examples of what an inspector does NOT do in an annual home inspection?
Yes. An inspector typically doesn’t open up finished walls, move heavy furniture, perform repairs, or give firm cost estimates. They also don’t guarantee future performance of systems—they report on what they can see and test on the day of the inspection.

Q: What’s an example of something that looks scary but usually isn’t?
Minor foundation cracks are a good example. Hairline vertical cracks in older concrete are very common and often just go into the “monitor” category rather than “emergency repair.” Your report will usually explain whether the crack looks typical for age or worth further evaluation.

Q: Are there examples of annual home inspection items I can check myself between visits?
Absolutely. You can test smoke and CO alarms monthly, replace HVAC filters, visually check under sinks for leaks, and walk around the exterior after storms to look for missing shingles or clogged gutters. The annual inspection just gives you a more thorough, professional snapshot.

Q: How often should I schedule an inspection if my home is new?
Even with new construction, many owners schedule an inspection at the end of the builder’s warranty (often at the 11‑month mark) and then every 1–2 years. Early examples of issues in new homes include poor attic insulation, minor roof flashing mistakes, or missing caulking around windows.

Q: What are examples of questions I should ask my inspector during the visit?
You might ask: “If this were your house, what would you fix first?”, “Is this a safety issue or a maintenance item?”, or “Can you show me where the main water shutoff and electrical panel are?” Those questions turn the inspection into a mini home‑ownership class, not just a report.

If you remember nothing else, remember this: the best examples of annual home inspection: what to expect are usually small, fixable issues—caught early, explained clearly, and turned into a practical plan. That’s how a simple yearly visit quietly protects your home, your wallet, and your peace of mind.