What Does a Home Inspection Include?

A home inspection is a visual, non-invasive evaluation of the readily accessible systems and components of a house. In Lakeville and across the Twin Cities south metro, a full inspection follows the InterNACHI Standards of Practice and typically takes two to three hours on site for an average single-family home. Here is what is actually examined, and just as importantly, what a visual inspection cannot tell you.

The structure and foundation

The inspector evaluates the foundation, framing, and any visible structural components for movement, cracking, water intrusion, and improper modifications. In Dakota County, expansive clay soils and the freeze-thaw cycle make foundation assessment one of the most consequential parts of the inspection — a hairline shrinkage crack and a stair-step structural crack look similar to an untrained eye but mean very different things for your offer.

The roof and attic

Roof covering, flashing, penetrations, and drainage are assessed from the roof when it is safe to walk, and otherwise from a ladder, ground optics, or the attic side. The attic is checked for insulation depth against recommended R-values for our climate zone, ventilation balance, and the staining or frost that signals the ice-dam and attic-bypass problems common on south-metro roofs.

Electrical, plumbing, and HVAC

The electrical service, panel, bonding, grounding, and a representative sample of outlets and fixtures are examined. The plumbing supply, drainage, water heater, and functional flow are checked. The heating and cooling equipment is operated through a normal cycle when outdoor conditions allow. These three systems are where the largest post-purchase surprises hide, so they get close attention and, where applicable, infrared support.

Exterior, interior, and built-in systems

Cladding, trim, grading, walkways, decks, windows, doors, stairs, and built-in appliances are all part of the scope. Negative grading toward the foundation — the single most common cause of wet south-metro basements — is flagged here, along with deck ledger attachment, a frequent and serious safety defect.

What an inspection does NOT include

A general home inspection is not a code inspection, a warranty, or a guarantee against future failure. It does not open walls, move stored items, or dismantle equipment. Concealed conditions, intermittent faults, and anything not safely accessible on inspection day are outside its scope. Specialty add-ons — radon measurement, sewer scope, mold sampling — exist precisely because they reach beyond what a visual inspection can see.

Use the inspection for what it is: a prioritized, plain-English snapshot of the home's condition on one day, built so you can negotiate and plan with facts instead of fear.

How the south-metro climate shapes the scope

An inspection in Lakeville is not the same inspection you would get in a mild climate. The freeze-thaw cycle, heavy snow load, and expansive Dakota County clay mean the inspector spends proportionally more time on the roof-attic-ice-dam system, the foundation and grading, and the heating plant than an inspector would in a warm region. A thorough local inspection is calibrated to what actually fails here, which is why a generic national checklist undersells the homes in this market.

Questions to ask your inspector

Ask whether they walk the roof when conditions allow, whether infrared is included on every applicable system or charged separately, and how fast the report is delivered. In a competitive south-metro market the contingency window is short, so a 24-hour, photo-mapped report is not a luxury — it is what lets you act before the deadline closes.

The bottom line

Treat the inspection as the one objective, paid-for-you opinion in the entire transaction. Everyone else at the table benefits from the deal closing; the inspector does not. Use it to decide with facts.

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