What we verified in “Home inspection: what it covers and when to get it”

Statements and where we checked them

The statements with rules, figures or dates, with the exact place in the source and the date we checked them.

1. According to FHA's 'For Your Protection: Get a Home Inspection' sheet (HUD-92564-CN), the purpose of a home inspection is to inform and educate you about the property before you make a financial commitment and to give you more detailed information about the overall condition of the house; an inspection only happens if you arrange for one, because FHA does not perform home inspections; for a fee, a qualified inspector takes an unbiased look at the home's physical condition, estimates the remaining useful life of the major systems, equipment, structure and finishes, and identifies items that need to be repaired or replaced.

   Sources 1 · For Your Protection: Get a Home Inspection, form HUD-92564-CN (02/09/2023), 'Why You Need a Home Inspection' and 'Be an Informed Buyer': 'The purpose of a home inspection is to inform and educate you about the property before you make a financial commitment'; 'more detailed information about the overall condition of the house'; 'A home inspection will only occur if you arrange for one; FHA does not perform home inspections'; 'For a fee, a qualified inspector will take an unbiased look at your potential new home to evaluate its physical condition'; 'estimate the remaining useful life of the major systems, equipment, structure, and finishes'; 'identify any items that need to be repaired or replaced' · Checked October 17, 2026

2. The same FHA sheet says an appraisal is required to estimate the home's value for your lender and does not replace a home inspection; FHA does not guarantee the value or condition of your home; and if you find problems after closing, FHA cannot give or lend you money for repairs and cannot buy the home back from you.

   Sources 1 · HUD-92564-CN, 'Appraisals are NOT Home Inspections!': 'An appraisal is required to estimate the home's value for your lender and does not replace a home inspection'; 'FHA does not guarantee the value or condition of your new home'; 'FHA cannot give or lend you money for repairs, and FHA cannot buy the home back from you' · Checked October 17, 2026

3. According to FHA, if you request an inspection early in the process, you may be able to make your purchase contract contingent on its results.

   Sources 1 · HUD-92564-CN, 'Be an Informed Buyer': 'If you request an inspection early in the process, you may be able to make your purchase contract contingent on its results' · Checked October 17, 2026

4. To understand what an inspection includes, FHA suggests asking the prospective inspector for their Standards of Practice (SOP) or a sample home inspection report; to find a qualified inspector, it suggests asking for references from friends, real estate professionals, local licensing authorities and organizations that qualify and test home inspectors.

   Sources 1 · HUD-92564-CN, 'What is Included in the Inspection?' and 'How to Find an Inspector': 'ask the prospective inspector for their Standards of Practice (SOP) or for a sample home inspection report'; 'ask for references from friends, real estate professionals, local licensing authorities and organizations that qualify and test home inspectors' · Checked October 17, 2026

5. FHA notes that the EPA and the Surgeon General recommend that all houses be tested for radon; for more information on radon, it lists the toll-free National Radon Information Line, 1-800-SOS-Radon (1-800-767-7236); and it suggests asking your inspector whether additional health and safety tests are relevant for your home, such as mold, air or water quality, asbestos, lead paint, urea formaldehyde insulation or pest infestations.

   Sources 1 · HUD-92564-CN, 'Radon Gas Testing and Other Health or Safety Issues': 'The Environmental Protection Agency and the Surgeon General recommend that all houses be tested for radon'; 'call the toll-free National Radon Information Line at 1-800-SOS-Radon'; 'Ask your inspector if additional health and safety tests are relevant for your home, such as mold; air or water quality; presence of asbestos, lead paint, or urea formaldehyde insulation; or pest infestations' · Checked October 17, 2026

6. According to HUD Handbook 4000.1, FHA lenders must provide form HUD-92564-CN, 'For Your Protection: Get a Home Inspection', to prospective homebuyers at first contact, whether for prequalification, preapproval or the initial application.

   Sources 3 · HUD Handbook 4000.1 (last revised 8/12/2026), II.A.1, Origination/Processing, 'Disclosures and Legal Compliance', (A)(3) Form HUD-92564-CN, p. 138: 'Mortgagees are required to provide form HUD-92564-CN'; 'to prospective homebuyers at first contact'; 'pre-approval, or initial application' · Checked October 17, 2026

7. The CFPB places the inspection in the closing phase: once the seller has accepted your offer and you have chosen a loan and a lender, besides providing documents to the lender you also need to get a home inspection and shop for homeowner's and title insurance.

   Sources 5 · Closing on your new home: 'Once your purchase offer has been accepted by the seller and you have chosen a loan and a lender'; 'You'll also need to get a home inspection and shop for homeowner's and title insurance' · Checked October 17, 2026

8. According to the CFPB, once you have chosen a home you should schedule the inspection as soon as possible, so you have time to resolve problems, learn early whether there are major problems and decide whether you still want to buy, and have time to complete any additional inspections; it recommends an independent inspector who is accountable to you, and warns that if the inspector is paid by someone else or not paid until closing, the inspector might underemphasize problems with the home.

   Sources 2 · Schedule a home inspection (last modified December 12, 2024): 'Once you've chosen a home, schedule a home inspection appointment as soon as possible. You want to have plenty of time to resolve problems.'; 'You want to know as soon as possible if there are major problems with the home so you can decide whether you still want to buy the home'; 'if additional inspections are needed, you'll want to have plenty of time to get them completed'; 'You want an independent home inspector who is accountable to you'; 'If the home inspector is being paid by someone else or not paid until closing, the inspector might underemphasize problems with the home' · Checked October 17, 2026

9. The CFPB explains that a home inspection is different from an appraisal but that you generally need both: when you borrow to buy a home, your lender generally requires a form of appraisal and must send you a copy promptly once it is completed.

   Sources 2 · Schedule a home inspection, 'What to know': 'A home inspection is different than an appraisal, but you generally need both'; 'your lender generally requires a form of an appraisal'; 'Your lender must send you a copy of your appraisal promptly once it is completed' · Checked October 17, 2026

10. According to the CFPB, some loan programs might require the property to meet specified standards, and the appraisal could say the property is subject to repairs; if major repairs (like a new roof) are needed, the lender can require that they be made before closing as a condition of the loan, or ask you to put enough money in a special account to pay for the repair immediately after closing.

    Sources 2 · Schedule a home inspection, 'If the inspection or appraisal identifies major repairs that are needed, closing could get more complicated': 'Some loan programs might require the property to meet specified standards'; 'The appraisal could say the property is subject to repairs'; 'If major repairs (like a new roof) are needed, the lender can require that the repairs be made before closing, as a condition of getting the loan'; 'put enough money in a special account to pay for the repair immediately after closing' · Checked October 17, 2026

11. According to the CFPB, if repairs are needed you may negotiate with the seller about who makes or pays for them, and depending on your contract terms and local market conditions the seller may or may not agree; if your purchase contract is contingent on a satisfactory inspection, you have the right to cancel the sale without penalty if you are not satisfied with the results; with serious flaws such as a cracked foundation you may decide not to buy; and with damaged or worn-out parts you may negotiate to have them fixed before you move in or to get a credit for the cost of the repairs.

    Sources 2 · Schedule a home inspection, 'You may be able to negotiate with the seller or cancel the sale based on the inspection': 'you may want to negotiate with the seller about who should make or pay for the repairs'; 'Depending on the terms of your purchase contract and local market conditions, the seller may or may not agree to pay for the repairs'; 'If your purchase contract is contingent on a satisfactory inspection, you have the right to cancel the sale without penalty if you are not satisfied with the results of the inspection'; 'such as a cracked foundation'; 'to have these fixed before you move in, or to give you a credit for the cost of the repairs' · Checked October 17, 2026

12. The CFPB recommends attending the inspection if you can, because it makes it easier to interpret the report, understand issues and ask questions; and it warns not to buy a home without having it thoroughly inspected, because inspections are for your protection.

    Sources 2 · Schedule a home inspection: 'Attend the home inspection if you can'; 'makes it easier to interpret the inspection report, understand issues, and allow you to ask questions'; 'Don't buy a home without having it thoroughly inspected'; 'Inspections are for your protection.' · Checked October 17, 2026

13. The CFPB recommends choosing an inspector with a reputation for being honest and thorough, and not choosing one without checking their history; it warns that, depending on your area, home inspectors may not be required to be licensed; and before you choose, it suggests asking for references from prior customers and looking up the inspector with your local Better Business Bureau (BBB) and your state or county licensing authority.

    Sources 2 · Schedule a home inspection: 'Choose an inspector with a reputation for being honest and thorough'; 'Don't choose a home inspector without checking their history'; 'Depending on your area, home inspectors may not be required to be licensed'; 'ask for references from prior customers and look up the inspector with your local Better Business Bureau (BBB) and your state or county licensing authority' · Checked October 17, 2026

14. The CFPB's 'Your home loan toolkit' says the inspector works for you and should tell you whether the home you want to buy is in good condition and whether you are buying a 'money pit' of expensive repairs; it says to get your inspection before you are finally committed to buy the home; and it explains that the appraiser is an independent professional whose job is to give the lender an estimate of the home's market value, and that you are entitled to a copy of the appraisal before closing.

    Sources 6 · Your home loan toolkit (last updated July 2026), 'Home inspector and home appraiser', pp. 16–17: 'The inspector works for you and should tell you whether the home you want to buy is in good condition'; 'whether you are buying a "money pit" of expensive repairs'; 'Get your inspection before you are finally committed to buy the home'; 'The appraiser is an independent professional whose job is to give the lender an estimate of the home's market value'; 'You are entitled to a copy of the appraisal prior to your closing' · Checked October 17, 2026

15. According to the CFPB, an appraisal is a written document that shows an opinion of how much a property is worth; your lender may need a new appraisal and may require you to pay for it; for a typical home loan you are entitled to receive a copy of the appraisals and opinions of value your lender gets, no later than three days before closing; and you can't be charged a fee for the copies, although you can be charged a reasonable fee for the lender's cost of preparing the appraisal.

    Sources 7 · What are appraisals and why do I need to look at them? (last modified March 12, 2025): 'a written document that shows an opinion of how much a property is worth'; 'your lender may need to get a new appraisal and may require you to pay for it'; 'you are entitled to receive a copy of appraisals and opinions of value your lender gets'; 'no later than three days before closing'; 'You can't be charged a fee for copies of an appraisal or other valuation'; 'a reasonable fee for the lender's cost of preparing the appraisal' · Checked October 17, 2026

16. According to the CFPB, it is very risky to buy a home for more than its appraised value; appraisers have to follow rules in arriving at a value and lenders are not allowed to interfere with the appraiser's judgment; the lender is required to send you a copy of the appraisal; you can often use the lower appraised value to negotiate a lower sales price; and if the seller won't reduce the price, you may want to cancel the sale, although depending on the terms of your purchase contract there may be costs to cancel.

    Sources 4 · My appraisal is less than the sale price. What does that mean for me? (last reviewed Sept. 11, 2024): 'It is very risky to purchase a home for more than the appraised value'; 'lenders are not allowed to interfere with the appraiser's judgment'; 'The lender is required to send you a copy of the appraisal'; 'You can often use the lower appraised value to negotiate a reduction in the sales price of the home'; 'If the seller won't reduce the price on the home, you may want to cancel the sale'; 'Depending on the terms of your purchase contract, there may be costs associated with cancelling the sale' · Checked October 17, 2026

17. The EPA's guide for home buyers and sellers says you cannot see, smell or taste radon, and that breathing air containing radon increases your risk of lung cancer; it recommends testing for radon if you are buying or selling a home and fixing the home if the radon level is 4 picocuries per liter (pCi/L) or higher, and says lower levels still pose a risk; testing is the only way to find out your home's radon level, any home can have a radon problem, and you cannot predict radon levels from state, local or neighborhood measurements.

    Sources 8 · Home Buyer's and Seller's Guide to Radon (EPA 402/K-24/001, revised March 2024), cover and pp. 1–3: 'If you are buying or selling a home, have it tested for radon.'; 'Fix the home if the radon level is 4 picocuries per liter (pCi/L) or higher.'; 'Radon levels less than 4 pCi/L still pose a risk'; 'You cannot see, smell, or taste radon.'; 'When you breathe air containing radon, you increase your risk of getting lung cancer.'; 'Testing is the only way to find out your home's radon levels.'; 'Any home can have a radon problem.'; 'You cannot predict radon levels based on state, local, and neighborhood radon measurements.' · Checked October 17, 2026

18. If the home has not been tested for radon, the EPA recommends testing as soon as possible and considering contract provisions on where, who, what type of test and when, how the seller and buyer will share the results and costs, and when radon mitigation will be done and who will pay for it; if the seller has already tested, you may accept that result or ask for a new test by a qualified radon tester; to find one, it suggests getting your state radon office's approved list of radon testing companies, and says many states require radon professionals to be licensed, certified or registered.

    Sources 8 · Home Buyer's and Seller's Guide to Radon, sections 2 and 3 (pp. 5–7): 'Make sure that a radon test is done as soon as possible. Consider including provisions in the contract specifying'; 'How the seller and the buyer will share the test results and test costs (if necessary)'; 'When radon mitigation measures will be taken, and who will pay for them.'; 'you may decide to accept an earlier test result from the seller or ask the seller for a new test to be conducted by a qualified radon tester'; 'contact your state radon office to obtain a copy of their approved list of radon testing companies'; 'Many states require radon professionals to be licensed, certified, or registered.' · Checked October 17, 2026

19. Before accepting the seller's radon test, the EPA suggests finding out the results, who did the test (the homeowner, a radon professional or someone else), where in the home it was taken, and what structural changes or changes to the heating, ventilation and air conditioning (HVAC) system have been made since.

    Sources 8 · Home Buyer's and Seller's Guide to Radon, section 3a (p. 6): 'The results of previous testing'; 'Who conducted the previous test: the homeowner, a radon professional, or some other person'; 'Where in the home the previous test was taken'; 'What, if any, structural changes, alterations, or changes in the heating, ventilation, and air conditioning (HVAC) system have been made to the house since the test was done' · Checked October 17, 2026

20. By federal regulation, 'target housing' under the lead-based paint rules is any housing built before 1978, except housing for the elderly or persons with disabilities and 0-bedroom dwellings (unless a child under 6 lives or is expected to live there).

    Sources 9 · 40 CFR §745.103, Definitions: 'Target housing means any housing constructed prior to 1978, except housing for the elderly or persons with disabilities or any 0-bedroom dwelling (unless any child who is less than 6 years of age resides or is expected to reside in such housing)' · Checked October 17, 2026

21. By regulation, before a buyer is obligated under any contract to purchase target housing, the seller must give the buyer an EPA-approved lead hazard information pamphlet (such as 'Protect Your Family From Lead in Your Home'), disclose any known lead-based paint or lead-based paint hazards, and provide any available records or reports; nothing in the rule obligates the seller to conduct evaluations; and if this happens after you make an offer, the seller must complete it before accepting your offer and give you a chance to review the information and possibly amend your offer.

    Sources 10 · 40 CFR §745.107(a)–(b): 'shall be completed before the purchaser or lessee is obligated under any contract to purchase or lease target housing'; 'Nothing in this section implies a positive obligation on the seller or lessor to conduct any evaluation or reduction activities'; 'EPA-approved lead hazard information pamphlet'; 'Protect Your Family From Lead in Your Home'; 'disclose to the purchaser or lessee the presence of any known lead-based paint and/or lead-based paint hazards'; 'provide the purchaser or lessee with any records or reports available to the seller or lessor'; 'prior to accepting the purchaser's or lessee's offer and allow the purchaser or lessee an opportunity to review the information and possibly amend the offer' · Checked October 17, 2026

22. By regulation, before a buyer is obligated under any contract to purchase target housing, the seller must give the buyer a 10-day period (unless the parties agree in writing on a different period) to conduct a risk assessment or inspection for lead-based paint or lead-based paint hazards; the buyer may waive that opportunity in writing.

    Sources 11 · 40 CFR §745.110(a)–(b), Opportunity to conduct an evaluation: 'Before a purchaser is obligated under any contract to purchase target housing, the seller shall permit the purchaser a 10-day period (unless the parties mutually agree, in writing, upon a different period of time) to conduct a risk assessment or inspection for the presence of lead-based paint and/or lead-based paint hazards'; 'a purchaser may waive the opportunity to conduct the risk assessment or inspection by so indicating in writing' · Checked October 17, 2026

23. By regulation, each contract to sell target housing must include an attachment, in the language of the contract (for example, English or Spanish), with a Lead Warning Statement that says, among other things, that a risk assessment or inspection for possible lead-based paint hazards is recommended before purchase, and a statement by the buyer that they either received the opportunity to conduct the assessment or inspection or waived it.

    Sources 12 · 40 CFR §745.113(a): 'Each contract to sell target housing shall include an attachment containing the following elements, in the language of the contract (e.g., English, Spanish)'; 'A risk assessment or inspection for possible lead-based paint hazards is recommended prior to purchase'; 'Received the opportunity to conduct the risk assessment or inspection'; 'Waived the opportunity' · Checked October 17, 2026

24. The EPA explains that the lead disclosure rule applies to most pre-1978 housing and does not apply to, among others, foreclosure sales or housing built after 1977; that homebuyers get a 10-day period for a lead-based paint inspection or risk assessment, which the parties may lengthen or shorten in writing and which buyers may waive; that you can find a certified inspector with EPA's Lead-Based Paint Professional Locator; that anyone who fails to give the required information may be subject to penalties; and that if you did not receive the disclosure you can report it at epa.gov/lead/violation.

    Sources 13 · Real Estate Disclosures about Potential Lead Hazards: 'This requirement applies to most pre-1978 private housing, public housing, federally owned housing, and housing receiving federal assistance'; 'Foreclosure sales'; 'Housing built after 1977'; 'Provide homebuyers a 10-day period to conduct a paint inspection or risk assessment'; 'Parties may mutually agree, in writing, to lengthen or shorten the time period for inspection'; 'Homebuyers may waive this inspection opportunity'; 'Lead-Based Paint Professional Locator to find a certified inspector in your area'; 'may be subject to penalties'; 'report this information to: epa.gov/lead/violation' · Checked October 17, 2026

25. HUD-approved housing counselors provide independent advice on buying a home, renting, defaults and credit issues, often free or at low cost.

    Sources 14 · Find a Housing Counselor: 'advice on buying a home, renting, defaults, forbearances, foreclosures, and credit issues'; 'often at little or no cost to you' · Checked October 17, 2026