What does a home inspection actually cover?
A home inspection is a visual, top-to-bottom examination of the home's major systems and structure. It takes a few hours and ends with a written photo report that tells you the condition of the house before you own it.
What is covered
Roof, flashing, and gutters
Exterior: siding, windows, doors, grading and drainage
Structure: foundation, crawl space, visible framing
Electrical: panel, visible wiring, outlets, GFCI protection
Plumbing: supply and drain lines, water heater, fixtures
Heating and cooling: furnace, air conditioner, ductwork
Attic: insulation, ventilation, signs of leaks or pests
Interior: walls, ceilings, floors, stairs, windows and doors
Built-in appliances, garage, and fireplaces where present
What is not covered
This part matters, so you know what you are and are not getting:
The inside of the sewer line. It is buried, so that takes a separate sewer scope.
Radon gas. That is a separate 48-hour test.
Mold, asbestos, and lead testing, which are specialized services.
Anything concealed behind walls, under floors, or under insulation.
Cosmetic condition. An inspection is not a code-compliance certification or a warranty.
How long it takes
Most inspections run two and a half to four hours depending on the home's size, age, and condition. I deliver the report the same day, with photos, videos, and plain-language explanations of what matters and what does not. If you add a sewer scope, its video is always included with the report.
Should you attend? Yes, if you can
You do not need to be there the whole time. Come for the last 30 to 45 minutes and I will walk you through the findings in person, show you the main water and gas shutoffs, and answer every question you have. Buyers learn more about their house in that walkthrough than they do reading the report cold. If you cannot attend, I do the same walkthrough by phone or video.
How to read the report
Not every finding carries the same weight, and a long report does not mean a bad house. Every report separates the things that matter now, like safety issues and major defects, from ordinary maintenance and the small stuff every lived-in home has. I flag which is which, because a 60-page report full of loose doorknobs helps nobody. Start with the summary, then dig into the photos of anything that concerns you.
If you are in the Denver metro
I am Bard Nielsen, an InterNACHI certified inspector and the owner of Golden Peak Inspection in Golden, CO. I inspect homes across the Denver metro, and every inspection is done by me, not handed off. Call or text 303-803-5412.