How Long Does a Home Inspection Take? A Step-by-Step Timeline

One of the most common questions I hear from nervous buyers and sellers is: "How long will my home inspection take?" The short answer? It typically ranges from 2 to 4 hours for a standard single-family home. But factors like home size, age, location, and specific add-ons (like radon or sewer scope testing) can stretch it to 5+ hours or condense it to under 2. j

Understanding the step-by-step timeline demystifies the process, helps you prepare, and sets realistic expectations. Let's break it down.

Pre-Inspection Prep (15-30 Minutes – Before You Arrive)

The clock starts ticking before I even step foot in the home. I review the property details provided by your real estate agent—square footage, age, known issues, and any seller disclosures. This quick scan helps me prioritize areas like an old roof or outdated electrical. Buyers and sellers should ensure utilities are on, access is clear (including attic, crawlspace, and garage), and pets are secured. Pro tip: Clear clutter around the foundation and HVAC for efficiency. Skipping this can add 30-60 minutes to the total time.

Exterior Walkaround (40-60 Minutes)

Once on-site, I begin outside. This visual survey covers the roof (using binoculars or a drone for steep pitches), siding, windows, doors, grading, and drainage. I check for cracks in the foundation, signs of water pooling, or tree roots encroaching on the structure. For a 2,000 sq ft ranch-style home, this takes about 25 minutes; larger or multi-story homes with decks or pools push it to 40. Weather matters—rainy days slow us down for safety.

Systems Check: Plumbing, Electrical, HVAC (45-90 Minutes)

The heart of the inspection! I test the electrical panel for capacity and safety, flush toilets and run faucets to assess plumbing pressure and drains, and evaluate the furnace/AC for efficiency (often using a combustion analyzer). Water heaters, garage doors, and appliances get a once-over. This can take 60 minutes in a modern home but up to 90 in older properties needing panel upgrades or septic evaluations.

Interior Main Level and Bedrooms (30-45 Minutes)

Moving inside, I inspect walls, ceilings, floors, doors, and windows for cracks, stains, or settling issues. Outlets get tested with specialized tools for proper grounding, and I check for GFCI/AFCI protection in kitchens and bathrooms. Built-ins like cabinets and fireplaces are evaluated for functionality. In a typical three-bedroom home, this phase flies by in 35 minutes, but older homes with knob-and-tube wiring require extra testing time.

Attic, Basement/Crawlspace, and Foundation (30-60 Minutes)

These are the "hidden gems" of inspections—and often the longest part. Attics reveal insulation quality, ventilation, roof framing, and leaks. Basements or crawlspaces expose foundation cracks, moisture, sump pumps, and structural integrity. Tight spaces mean crawling on hands and knees with a headlamp, which can take 45 minutes in a finished basement versus 20 in an open crawlspace. Red flags like mold or pests here demand detailed documentation, extending the timeline.

Kitchen, Bathrooms, and Laundry (20-30 Minutes)

Quick but crucial: Cabinet integrity, sink drains, exhaust fans, and dishwasher hookups in the kitchen; shower pans, tile grout, and ventilation in bathrooms. Leaks here are common culprits for hidden damage.

Wrap-Up and Report Discussion (15-30 Minutes)

Finally, I walk you through verbal findings, answering questions and suggesting next steps. A detailed digital report—with photos, videos, and prioritized recommendations—arrives within 24 hours.

What Influences the Total Time?

• Home Size/Age: Under 1,500 sq ft? 2 hours. Over 3,000 sq ft or pre-1970s build? 4+ hours.

• Add-Ons: Radon ($150, +30 min), sewer camera ($300, +45 min), or pool inspection (+1 hour).

• Access Issues: Locked attics or iced-over roofs add delays.

• Team Size: Solo inspectors are standard; teams speed things up for luxury homes.

Strategies I Use to Shorten the Time of the Home Inspection

I typically arrive about an hour early to finish the roof and exterior before you and your realtor arrive on site. And for add-ons like septic and well inspections, sewer scopes, and pool inspections I subcontract other inspectors to conduct the inspections in parallel.

In my experience, thoroughness trumps speed—rushing misses costly issues like a $10,000 foundation crack. Budget 3 hours for most homes and arrive prepared. A quality inspection saves you thousands in surprises. Ready to schedule? Contact me today!