Buyer Resources
Home Inspections for St. George Homebuyers
A home inspection is one of the most important steps in the homebuying process. Here's what to expect, what gets covered, and how to use the report effectively.
What Is a Home Inspection?
A home inspection is a visual examination of a property's readily accessible systems and components performed by a qualified inspector. The inspector evaluates the condition of what they can see, operate, and access — providing you with a written report of their findings. The inspection is your opportunity to understand the property's condition before you commit to purchasing it.
A standard home inspection is not a code compliance audit, a guarantee of the property's condition, or a warranty against future problems. It is a professional assessment of observable conditions at a specific point in time. The inspector's report helps you make an informed decision — and, if issues are found, negotiate repairs or price adjustments with the seller.
In Southern Utah, home inspections are typically completed during the due diligence period, which begins after an accepted offer. The purchase contract specifies the inspection period length — commonly 10 to 14 days, during which the buyer has the right to conduct inspections and negotiate based on findings.
What a Standard Inspection Covers
A qualified inspector typically evaluates the following systems and components. Coverage may vary by inspector and property type.
Roof & Attic
- Roofing material condition
- Flashing and seals around penetrations
- Gutters and downspouts
- Attic ventilation and insulation
- Evidence of leaks or water damage
Foundation & Structure
- Foundation type and visible condition
- Structural framing (where accessible)
- Signs of settlement or movement
- Crawlspace conditions if applicable
- Retaining walls adjacent to structure
Plumbing
- Water supply lines and valves
- Drain, waste, and vent systems
- Water heater condition and age
- Visible fixtures and connections
- Exterior hose bibs and irrigation
Electrical
- Main panel and subpanels
- Wiring type and visible condition
- GFCI and AFCI protection
- Smoke and CO detector location
- Outlets, switches, and fixtures
HVAC
- Furnace and air handler condition
- Air conditioning system
- Ductwork condition (accessible areas)
- Thermostat operation
- Filter condition
Exterior
- Siding and cladding condition
- Windows and exterior doors
- Grading and drainage away from foundation
- Driveway, walkways, and hardscape
- Fencing and gates
Interior
- Walls, ceilings, and floors
- Doors and windows operation
- Stairways and railings
- Built-in appliances
- Visible insulation where accessible
Garage
- Garage door operation and safety reversal
- Fire separation if attached
- Electrical in garage
- Floor condition
- Vehicle door and hardware
Know the Limits
What a Home Inspection Does Not Cover
A general home inspection has limitations that buyers should understand. Inspectors cannot see inside walls, under slabs, or behind finished surfaces. They evaluate what is visible and accessible at the time of inspection.
Additional Inspections to Consider
Depending on the property type, age, and location, these supplemental inspections may be worth considering in addition to the standard general inspection.
Sewer Scope
Camera inspection of the main sewer lateral from house to street. Reveals root intrusion, cracks, offset joints, or other conditions affecting the drain line.
Pool & Spa Inspection
Covers pool/spa structure, equipment, plumbing, electrical, safety features, and coping. Many general inspectors include a basic pool review; a pool specialist provides more depth.
Mold & Air Quality
Sampling for mold spores and indoor air quality concerns. Particularly relevant for properties with any history of water intrusion or for immunocompromised buyers.
Pest Inspection
Separate from the general inspection in most cases. Termites, wood-destroying organisms, and other pests can cause significant hidden damage in Southern Utah homes.
Septic System Inspection
Tank pumping, inlet/outlet inspection, distribution box evaluation, and leach field assessment for properties not on public sewer.
Structural Engineering
For homes with visible foundation concerns, settlement, or significant cracking, a licensed structural engineer provides deeper analysis than a general inspector.
New Construction Phase Inspection
For new builds, phase inspections (pre-drywall, framing, foundation) catch issues before they are covered. These are separate from city or county code inspections.
After the Inspection: Using Your Report
An inspection report typically runs 30 to 100+ pages and documents every observed condition. Not every finding is cause for concern — all homes have deferred maintenance items and minor deficiencies. The inspector's report is a prioritized guide, not a reason to cancel the transaction unless significant safety or structural issues are found.
Review the report with your real estate agent to distinguish between items that are safety concerns, significant defects, deferred maintenance, or informational items. You can then decide which items to request that the seller repair or credit, and which items you'll address after purchase. Your agent can help craft a repair request that is reasonable and focused on genuinely material issues.
Get Guidance Through the Southern Utah Homebuying Process
A great agent helps you understand inspection findings and negotiate effectively. Walter Crovo guides buyers through every step.