Learn About Pillar to Post Home Inspections

What Pillar to Post Home Inspections Are and How They Work

Pillar to Post is one of the largest home inspection companies in North America, with hundreds of locations across the United States and Canada. The company has been operating since 1994, making it one of the more established names in the home inspection industry. A home inspection is a detailed visual examination of a property's condition, typically performed by a trained inspector before a buyer makes a purchase decision.

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During a standard Pillar to Post home inspection, a certified inspector visits the property and examines major systems and components. This includes the foundation, roof, exterior walls, windows, doors, plumbing systems, electrical systems, heating and cooling systems, insulation, ventilation, and interior structures. The inspector looks for visible signs of damage, wear, deterioration, or code violations. The inspection typically lasts two to three hours, depending on the size and age of the home.

The inspection process follows a standardized approach. The inspector arrives at a scheduled time and begins a systematic walkthrough of the entire property, including the attic, basement, and all living spaces. They use tools such as moisture meters, outlet testers, and thermal imaging cameras to assess conditions that aren't visible to the naked eye. Throughout the inspection, the inspector documents findings with photographs and notes.

After the inspection concludes, the inspector compiles a written report detailing their findings. This report typically includes descriptions of the property's overall condition, specific issues identified, photographs of problem areas, and explanations of what different findings mean. Reports are usually delivered within 24 hours of the inspection, though some locations offer same-day digital reports.

Practical Takeaway: Understanding what a home inspection covers helps you prepare for the process. If you're planning to purchase a home, scheduling an inspection early in your purchase timeline allows you to review findings before making final decisions about the property.

The Main Components Inspected During a Home Inspection

A thorough home inspection examines numerous structural and mechanical systems. The roof inspection includes checking shingles, flashing, gutters, and visible signs of leaks or deterioration. Inspectors typically look at the roof from the ground or with binoculars for safety reasons, though some inspections include roof access. The age and condition of roofing materials matter because repairs can be expensive—roof replacement costs typically range from $8,000 to $25,000 depending on size and materials.

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The foundation and structural components receive careful attention because problems here can indicate serious issues. Inspectors examine visible foundation walls, looking for cracks, settling, water damage, or evidence of previous repairs. They check basement and crawl space conditions, including moisture levels and structural support beams. Foundation repairs can cost thousands of dollars, so identifying problems early matters significantly.

Plumbing systems are inspected for proper function, adequate water pressure, and signs of leaks. Inspectors test water flow at multiple fixtures and look for visible corrosion, rust, or damage to pipes. They also examine water heaters for age, type, and signs of malfunction. Old galvanized piping, which was common in homes built before 1970, sometimes needs replacement, a project that can cost $8,000 to $15,000 for a whole house.

Electrical systems are inspected for safety and code compliance. This includes examining the main electrical panel, checking outlet and switch operation, and looking for outdated wiring or unsafe conditions. Knob-and-tube wiring, used in homes built before 1950, often gets flagged as a safety concern. HVAC systems—heating, ventilation, and air conditioning—are tested for operation and inspected for age and maintenance. Heating system replacement can cost $5,000 to $10,000 depending on fuel type and system size.

Insulation and ventilation affect energy efficiency and can indicate moisture problems. Inspectors note insulation levels in the attic and check ventilation pathways. Windows and doors are examined for operation, seal integrity, and visible damage. Interior components including walls, ceilings, floors, and doors are inspected for damage, water stains, or other concerns.

Practical Takeaway: Reviewing what gets inspected helps you understand what questions to ask and what parts of the report to focus on. Major systems like roofing, plumbing, electrical, and HVAC typically represent the largest potential repair costs.

What Information the Inspection Report Contains

Pillar to Post inspection reports follow a standard format organized by property component. Each section describes what the inspector observed, conditions identified, and what the findings mean. Reports typically begin with summary information including the property address, inspection date, time spent, and weather conditions during the inspection. The inspector's name and certification information also appears on the report.

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The roof section documents the type of roofing material, approximate age, visible condition, and any damage or concerns. For example, a report might note "asphalt shingle roof, approximately 8 years old, minor granule loss observed on south-facing slope, gutters clear and functioning." If the inspector suspects the roof may be nearing the end of its lifespan, this gets noted.

Foundation and structural sections describe the type of foundation (basement, crawl space, slab), visible condition of walls and footings, evidence of cracks or settling, and moisture conditions. A report might state "concrete foundation walls show minor hairline cracks consistent with normal settling, no active water intrusion observed, sump pump present and operational."

Plumbing sections identify the water supply source, main water shut-off location, pipe materials, water heater type and age, and any visible leaks or corrosion. Electrical sections document the main panel type, amperage, visible wiring conditions, and any outdated or unsafe components observed. HVAC sections note the heating type (furnace, heat pump, boiler), approximate age, condition, and cooling system status.

Reports also include sections on insulation, ventilation, attic, basement, exterior, windows and doors, interior surfaces, and appliances. Many Pillar to Post reports use a rating system where components are marked as acceptable, repair needed, or further evaluation needed. Photographs accompany concerning findings, showing the inspector's findings in visual form.

The report typically concludes with a section on safety items—things that pose immediate danger or serious risk. These might include uncapped chimney openings, missing handrails, exposed electrical hazards, or carbon monoxide concerns. Safety items typically warrant urgent attention before occupying the property.

Practical Takeaway: Taking time to carefully read through the entire report, not just the summary, helps you understand the property's true condition. Focusing on safety items and major systems first, then reviewing other findings, creates a prioritized understanding of what needs attention.

How Home Inspections Fit Into the Home Buying Process

In a typical home purchase timeline, the inspection occurs after an offer is accepted but before the purchase closes. Most purchase agreements include an inspection contingency—a time period, usually 7 to 10 days, during which the buyer can hire an inspector to examine the property. This contingency protects the buyer by allowing them to withdraw from the purchase or renegotiate based on inspection findings.

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The timing matters because scheduling too late in the contingency period leaves little time to review findings or renegotiate repairs. Scheduling early allows the buyer and their real estate agent time to discuss findings and decide on next steps. Some buyers schedule inspections immediately after the offer is accepted; others wait a few days to gather more information about the property first.

Real estate agents often recommend hiring a home inspector the buyer selects, rather than accepting an inspector suggested by the seller. This ensures the inspector has no financial interest in the outcome and can provide unbiased assessment. Inspection costs typically range from $300 to $500 for a standard residential inspection, depending on property size, age, and location.

After receiving the inspection report, the buyer has several options. If significant issues are identified, the buyer may request the seller make repairs before closing, request a price reduction to account for repair costs, or request a credit at closing. Alternatively, the buyer may accept the property as-is. In some cases, serious findings in the inspection report lead buyers to withdraw from the purchase entirely.

Sellers also benefit from understanding home inspections. Some sellers schedule pre-listing inspections before putting their home on the market. This allows them to identify and address problems proactively, potentially increasing buyer confidence and avoiding last-minute negotiations over repairs. A pre