What Does a Home Inspection Cover in Indiana?

March 2, 2026

A home inspection is one of the most important steps in buying a home in Indiana. A licensed inspector evaluates the property’s physical condition and documents defects, safety hazards, and maintenance concerns in a written report. Here’s exactly what a standard Indiana home inspection covers — and what it doesn’t.

What Indiana Home Inspectors Examine

Structural Components

• Foundation (visible portions) — cracks, settlement, moisture intrusion
• Framing — visible structural members in attic and basement
• Floor structure — visible joists, beams, subfloor condition

Exterior

• Siding, trim, and cladding condition
• Grading and drainage around the foundation
• Driveways, walkways, retaining walls (visible defects)
• Doors and windows — operation, weatherstripping, glazing
• Decks, porches, and railings — structural integrity and safety

Roofing

• Roof covering condition (shingles, flashing, penetrations)
• Gutters and downspouts
• Chimney condition (from ground/roof level)
• Skylights and roof penetrations

Electrical Systems

• Main electrical panel — breaker condition, labeling, grounding
• Wiring type (knob-and-tube, aluminum, or copper)
• GFCI and AFCI protection in required locations
• Outlets, switches, and light fixtures (sample testing)
• Smoke detector locations (noted, not tested)

Plumbing Systems

• Water supply lines and shutoffs
• Drain, waste, and vent system (visible portions)
• Water heater — age, condition, temperature and pressure relief valve
• Fixtures — faucets, toilets, sinks, tubs, showers (operation)
• Sump pump operation (if present)
• Exterior hose bibs

HVAC Systems

• Heating system — furnace or boiler operation, filter condition, heat exchanger (visible portions)
• Cooling system — air conditioner or heat pump operation (weather permitting)
• Ductwork — visible condition and distribution
• Thermostat operation

Insulation and Ventilation

• Attic insulation — type and estimated R-value
• Attic ventilation — adequate airflow, ridge and soffit vents
• Vapor barriers in crawlspaces (if applicable)

Interior

• Walls, ceilings, and floors — visible cracks, staining, damage
• Doors and windows — operation and condition
• Stairs and railings — structural and safety
• Garage — door operation, automatic reverse function, fire separation

What Home Inspections Do NOT Cover

A standard inspection is a visual examination of accessible areas. Inspectors are not required to:

• Move furniture, stored belongings, or insulation
• Inspect inside walls, under flooring, or above inaccessible ceilings
• Test for radon, mold, lead paint, or asbestos (separate specialists)
• Inspect underground systems (sewer lines, buried tanks)
• Evaluate swimming pools, hot tubs, or detached structures (optional add-ons)
• Provide cost estimates for repairs
• Predict the remaining lifespan of components

Indiana-Specific Considerations

Radon: Indiana has one of the highest average radon levels in the country. IDEM recommends testing in all Indiana homes. Radon testing is not included in a standard inspection — ask your inspector to add it or hire a separate radon professional.

Older housing stock: Many Indiana homes, especially in Indianapolis, South Bend, and older small towns, were built before 1978. Pre-1978 homes may contain lead paint and asbestos. Neither is visible during a standard inspection — specialized environmental testing is separate.

Basements: Indiana’s clay soils make basement water intrusion common, especially in older homes. Inspectors look for evidence of past moisture but can’t predict future water events.

How to Use the Inspection Report

Your inspector will deliver a written report — typically within 24 hours — with photos documenting all findings. Use it to:

1. Negotiate repairs or credits — sellers may fix items or offer a price reduction
2. Walk away — if defects are severe and seller won’t negotiate
3. Plan future maintenance — items that aren’t urgent but need attention
4. Prioritize after purchase — even if you accept the property as-is, the report tells you what to address first

Indiana law gives buyers an inspection contingency period to review findings and negotiate — confirm this is in your purchase agreement before the inspection date.