January 2026 - Preferred Home Inspections

A Complete Guide to the Many Types of Home Inspections

Buying a home is one of the most important financial decisions you will ever make. It’s an exciting time, but it can also be a lot. You want to love the house, but you also need to know that it is safe, solid, and worth the investment.

This is where the home inspection becomes your most valuable tool.

However, many buyers are surprised to learn that one inspection does not always cover everything. Depending on the property’s age, location, and condition, you may need a team of specialists to look more closely. Understanding the different types of home inspections available helps you uncover common underlying issues before you sign on the dotted line.

Below is a comprehensive guide to help you navigate the various inspections you might encounter during a real estate transaction.

What Are the Types of Home Inspections?

From the essential baseline checks to specialized assessments for unique hazards, here is a breakdown of the different inspections you should consider to make sure no stone is left unturned.

1. The Standard “General” Home Inspection

This is the baseline inspection performed during a real estate transaction. Almost every buyer starts with a residential home inspection.

A licensed home inspector performs a visual examination of the home’s accessible structural parts and major systems. This includes a visual check of the roof, the foundation, plumbing and electrical systems, windows, and doors. They will also inspect the HVAC (Heating, Ventilation, and Air Conditioning), the attic, and insulation.

This gives you a broad overview of the home’s condition.

2. Structural & System-Specific Inspections

If a general inspector finds a problem beyond their expertise, they refer you to a specialist. For example, foundation cracks or a sagging roof may require a structural inspection by a licensed engineer.

Specialized inspections are also needed for specific systems, often for safety or access. A detailed, climb-on or drone roof inspection is necessary for slate, tile, or steep roofs. Homes with a fireplace need a chimney inspection by a certified sweep to check the flue for creosote, structural integrity, and proper ventilation.

For mechanical systems, consider an electrical inspection, especially for homes over 40 years old, to check for knob-and-tube wiring or old fuse boxes. An HVAC inspection is more detailed; a licensed technician will disassemble the unit to check the heat exchanger and coolant levels. This is particularly important in older properties, where inspectors frequently encounter common electrical issues in Delaware homes, including outdated wiring, overloaded panels, or improper grounding.

3. Environmental & Health Hazard Inspections

These inspections look for invisible or hidden dangers that can affect the health of the occupants. Because these issues are often undetectable by sight or smell, specific testing is required.

Radon Testing: Checks for the presence of radon, a radioactive gas that rises from the soil and can cause lung cancer. Radon testing is highly recommended in basements.
Mold Inspection: Checks air quality and surfaces for mold spores. This is often recommended if the house has a musty smell or a history of water damage.
Asbestos Inspection: Vital for homes built before 1980; this checks insulation, floor tiles, and pipe wrapping for asbestos fibers.
Lead-Based Paint Inspection: Essential for safety in homes built before 1978.

4. Plumbing & Water Inspections

Water is one of the most destructive forces in a home, so making sure the plumbing is sound is critical. One of the most important add-ons is the sewer scope inspection. A camera is snaked through the main sewer line to the street to check for tree root intrusion, collapses, or clogs. This is highly recommended for older homes where clay or cast iron pipes may be failing.

If the property is not on city water, you will need a septic system inspection to check the tank levels, baffles, and the health of the leach field. You should pair this with water quality testing to check for bacteria (E. coli), nitrates, lead, and arsenic.

A well inspection is also necessary to check the mechanical pump, pressure tank, and water yield to ensure you have adequate pressure.

5. Exterior & Grounds Inspections

The land around the home is just as important as the structure itself. A pest/WDO inspection checks for Wood Destroying Organisms, specifically termites, carpenter ants, and powder post beetles. This is often required by lenders to ensure the structural integrity of the wood.

6. Insurance & New Construction Inspections

Insurance companies often require specific reports to bind a policy. A 4-point inspection looks strictly at the Roof, HVAC, Plumbing, and Electrical systems (common for homes over 20-30 years old). A wind mitigation Inspection verifies construction features that increase resistance to high winds, such as hurricane straps, which can result in significant insurance discounts.

For new builds, phase inspections are critical:

Foundation: Checked before pouring concrete.
Pre-Drywall: Checks framing and rough-ins before walls are closed.
Final: The standard inspection before closing.
11th Month Warranty Inspection: Performed one month before the builder’s 1-year warranty expires to catch defects the builder must fix.

7. Thermal Imaging (Infrared) Inspection

While often part of a general inspection, this can be a standalone service, depending on the inspector. It uses infrared cameras to detect temperature differences that indicate hidden water leaks behind walls, missing insulation, or overheating electrical components.

8. Home Maintenance Inspection

A home maintenance inspection is designed for homeowners who want to stay ahead of costly repairs rather than react to them. Unlike a pre-purchase inspection, this focuses on wear-and-tear items, system performance, and developing issues that may not yet be visible or urgent. The inspector evaluates roofing, exterior drainage, HVAC efficiency, plumbing fixtures, electrical components, attic ventilation, insulation, and moisture-prone areas like basements and crawlspaces.

Home inspections play a critical role in protecting one of your largest financial investments by uncovering hidden issues that could compromise safety, performance, or long-term value. The purpose of home inspections is to give homeowners clear, objective insight into the condition of their property, allowing informed decisions before minor concerns escalate into costly repairs.

What’s Included in a Home Inspection?

While the list above covers specialized services, it is helpful to understand exactly what happens during the standard general home inspection. A professional home inspector follows a strict Standards of Practice to ensure nothing is missed.

According to standard industry guidelines, here is exactly what your inspector will review:

Structural Systems

The inspector examines the “bones” of the house. This includes the foundations, grading, and drainage around the exterior to ensure water flows away from the home. They will inspect basements, walkways, and the structural integrity of floors, walls, and ceilings. If the home has a crawl space, they will check it for shifting soil or damaged support beams.

Roofing

This is a critical visual assessment of the roof coverings (shingles, tile, or metal), drainage systems like gutters and downspouts, and flashings around skylights. They also check chimneys and other roof penetrations.

Note that while they check the exterior condition, this is different from a Level 2 internal chimney inspection, which requires a camera.

Electrical Systems

Safety is the priority here. The inspector reviews the service entrance and panels, branch circuits, and connected devices and fixtures. They verify that the home has working smoke and carbon monoxide detectors and ensure your outlets are GFCI-protected to prevent shock, especially in wet areas like kitchens and bathrooms. This thorough check of the electrical systems is vital, especially in older homes.

Plumbing

The inspector checks all fixtures and faucets, water supply systems, and drain, waste, and vent systems. They will test the water heater to ensure it is heating properly and venting safely. They also inspect flues, chimneys related to plumbing, and any sump pumps or fuel storage and distribution systems present on the property.

Heating, Ventilation, and Air Conditioning Systems

To ensure your comfort year-round, the inspector tests the heating and cooling system equipment. They will look at the condition of the ducts, vents, and flues to ensure air is flowing correctly and safely throughout the home.

Appliances

Built-in appliances are tested for basic functionality. This includes the dishwasher, garbage disposal, range hood, range or oven, cooktop, and microwave. They also check the trash compactor, bathroom exhaust fans, and the garage door operator to ensure safety sensors are working.

Moisture Problems

Finally, the inspector looks for signs of active water intrusion or past water damage. While this is a visual check for dampness and staining, it can reveal underlying issues. If they spot significant moisture, they may recommend a specialized mold inspection to test the air quality for invisible spores.

Need an Inspection? Contact Preferred Home Inspections Today!

Securing a future home should be straightforward and safe, even with the complexities of the real estate market. Since there are many types of home inspections to consider, you require an expert partner with deep industry knowledge.

At Preferred Home Inspections, we are true experts in the inspection industry. We go beyond the checklist to provide clear, accessible reports that give you the full picture of your investment. Whether you are buying a historic property or a new build, our team has the knowledge to identify underlying issues and provide peace of mind.

If you need a reliable home inspector in Delaware, let us help you move forward with confidence.

Contact Preferred Home Inspections today to schedule your appointment!

January 29, 2026/by cortland

Home Inspections

How to Use a Moisture Meter: The Ultimate Guide to Finding Hidden Leaks

Water damage represents one of the most significant threats to the structural integrity of a home. A minor leak behind a bathroom vanity or a small gap in your roof flashing can introduce water into your walls, and this moisture often goes unnoticed for months or even years. By the time a stain appears on your drywall or floorboards warps, the damage is already extensive. You need a reliable method to detect these hidden pockets of water before they require expensive repairs.

A moisture meter serves as your primary tool for this task. This handheld device allows you to measure the moisture content in various building materials, which gives you the power to catch leaks early. A close-up showing how to use a moisture meter. A hand holding a digital moisture meter against a wall, displaying a reading of 12.5%.

5 Questions Every Homeowner Must Have Answered About Moisture Meters

Mastering water detection starts with a clear understanding of your equipment. We have answered the most critical inquiries to help you scan your home with confidence.

What is a Moisture Meter?

A moisture meter is a diagnostic instrument that detects the presence of water within a solid material. While many people are familiar with simple probes used to check soil moisture for gardening, the tools designed for home inspection are more sophisticated. They are calibrated specifically for building materials such as wood, drywall, plaster, concrete, and masonry.

These devices display the amount of moisture as a percentage or a relative number on a digital screen or analog scale. This number represents the moisture content, which tells you how much water is currently trapped inside the substance you are testing. Since different materials hold water differently, high-quality meters allow you to select the specific material you are testing to ensure the data is relevant.

When you use a moisture meter, you are looking for anomalies. Most materials in a home contain a small, natural amount of water, depending on the humidity of the room. However, a spike in the numbers indicates a problem. If one part of a wall reads significantly higher than the surrounding area, you have likely found an active leak or a drainage issue.

How Does a Moisture Meter Work?

Moisture meters function by detecting physical changes in a material caused by water. Dry wood and dry concrete act differently from wet wood and wet concrete. The meter detects these differences to give you a moisture reading.

There are two main types of meters available to homeowners. Each uses a distinct method to find water.

Pin Meters

A pin-type meter features two sharp metal prongs at the top. You physically push these pins into the material you want to test. The meter sends an electrical current from one pin to the other.

This process measures electrical resistance. Water conducts electricity very well. Wood and drywall do not conduct electricity well. If the material is dry, the current struggles to pass between the pins. The meter registers high resistance. This results in a low moisture score.

If the material is wet, the current flows easily between the pins. The meter detects low resistance. It displays a high moisture level. Pin meters provide precise data because they measure the exact point between the pins.

Pinless Meters

Pinless meters, also known as non-invasive meters, use a flat sensor pad on the back. You press the pad flat against the wall or floor. You don’t need to puncture the surface.

These devices emit electromagnetic waves. The waves penetrate the material to a specific depth, usually about three-quarters of an inch or one inch. The meter measures how the material affects the electromagnetic field. The amount of moisture in the substrate changes the signal.

Pinless meters are excellent for quick scans. You can move the device over a large area of drywall or flooring to find the source of a leak. They allow you to test finished surfaces, like hardwood floors or tiled showers, without causing damage. 5 Questions Every Homeowners Must Have Answered About Using a Moisture Meter to detect water damage.

How Do You Use Each Moisture Meter?

Using a moisture meter requires a steady hand and a systematic approach. You must make sure you test the right material in the right way.

Follow these steps for the best results:

Check your battery: A weak battery causes false readings. Replace it if the screen looks dim.
Select the material: Most meters have a “mode” button. Select “wood” for studs and flooring. Select “building” or “drywall” for walls and concrete. The wrong setting will skew the data.
Position the meter:
1. For Pin Meters: Insert the pins into the surface. Push them in as far as they will go without breaking them. Align the pins with the grain if you are testing wood.
2. For Pinless Meters: Place the sensor plate flat against the surface. Ensure there are no gaps between the meter and the wall. Keep your fingers away from the sensor pad.
Hold steady: Keep the meter in place for three to five seconds. Wait for the number on the screen to settle.
Record the number: Write down the reading. Move the meter to a new spot and repeat.

Interpretation matters as much as the reading itself. You need to know what constitutes a “normal” reading.

Drywall: Readings should generally stay below 1% or the equivalent on a relative scale. Anything above this suggests a moisture issue.
Wood: Interior wood usually holds a moisture content between 6% and 12%. Anything above 16% to 20% indicates a risk of decay or rot.
Concrete: Concrete holds water for a long time. You usually look for qualitative changes rather than a specific percentage unless you have a specialized, concrete meter.

Pinless meters sometimes give false positives. Metal pipes or wiring behind a wall affect the electromagnetic signal. If you get a high reading with a pinless meter, verify it. Use a pin meter in an inconspicuous spot to confirm the amount of moisture. Person using a moisture meter to measure the moisture content (18.2%) in a wooden surface, demonstrating how to properly use the device for detecting moisture in wood.

How Do You Calibrate Each Moisture Meter?

You must trust your tools. If your meter drifts, you might tear open a dry wall or ignore a wet one. Calibration allows you to get accurate results every time you use the device.

Most quality meters include a calibration check. Some have a built-in standard. This is often a button you hold down or a setting in the menu. When you engage this function, the meter checks its own internal electronics. The screen should display a specific number found in your user manual. If it displays that number, the meter is accurate.

Other meters come with an external calibration block. This is a small device with metal contacts. Touch the meter’s pins to the block’s contacts. The block has a fixed electrical resistance. The meter should display a specific moisture value.

Check the calibration before every major inspection. If the meter fails the check, replace the battery and try again. If it still fails, the sensor is likely damaged. You will need to repair or replace the unit to get accurate readings.

Can I Use My Moisture Meter to Detect Mold?

Homeowners often buy a moisture meter because they fear mold. They want a device that beeps when it finds a spore.

A moisture meter does not detect mold. It only detects water. However, it is still the most valuable tool you have for mold prevention.

Mold requires moisture to grow. It cannot survive on dry materials. If you starve mold of water, it goes dormant or dies. Therefore, finding the water source is the key to finding the mold risk.

Use your meter to scan suspect areas. Check under sinks, around toilets, and near windows. If you find a high moisture reading, you have found a potential mold breeding ground.

Mold grows rapidly when the moisture content of wood exceeds 20%. If your meter shows consistent readings above this level, you likely have mold growing on the back of the wall or under the floor.

You use the meter to confirm the environment is right for mold. If the wall is wet, assume mold is present or will be soon. Locate the leak, stop the water, and dry the area. Once the moisture level drops back to normal, the risk of mold decreases significantly.

Take the Guesswork Out of Leak Detection

A moisture meter gives you the power to see what is happening inside your home. It removes the guesswork from leak detection. You can distinguish between a dry stain and an active leak. You can monitor the drying process after a flood.

Start with a quality meter. Learn how to switch between material modes. Understand the difference between pin and pinless operation. Keep your device calibrated for accurate results. By monitoring the water in your home, you protect your property from rot, structural damage, and mold.

January 5, 2026/by cortland