What Does a Home Inspection Cover in Utah?

March 2026 · 8 min read · By Beau Brown, InterNACHI Certified Inspector

A home inspection is one of the most important steps in buying a home — and one of the most misunderstood. Here is exactly what a certified Utah home inspector evaluates, what is not included, and what you should expect to receive at the end.

A standard home inspection in Utah covers the visible and accessible components of a home's major systems. An inspector is not a specialist in any one area — they are a generalist trained to identify conditions that require further evaluation by a licensed contractor, engineer, or specialist. Think of it as a comprehensive overview, not a deep-dive diagnosis.

At C&H Inspections, we evaluate over 400 individual checkpoints during every inspection. Here is what that covers.

The Roof

The roof is one of the most expensive components to repair or replace, and it is one of the first things we evaluate. We inspect the roofing material (shingles, tile, metal, or flat membrane), the condition of flashing around chimneys and penetrations, gutters and downspouts, and any visible signs of damage, wear, or improper installation. We also look at the roof from the attic side for signs of moisture intrusion, improper ventilation, and structural concerns.

The Foundation and Structure

Utah's clay-heavy soils expand and contract with moisture, which puts stress on foundations over time. We inspect the foundation for cracks, settling, and signs of movement. We also evaluate the framing, floor joists, and load-bearing walls for structural integrity. Crawl spaces and basements receive a full inspection including moisture levels, insulation, and vapor barriers.

Electrical Systems

Electrical issues are among the most common findings in Utah homes, particularly in older properties. We inspect the main electrical panel for proper labeling, breaker condition, and signs of amateur work. We test outlets throughout the home for proper grounding and GFCI protection in wet areas. We also look for aluminum wiring, knob-and-tube wiring, and double-tapped breakers — all common in Utah's older housing stock.

Plumbing

We inspect all visible plumbing including supply lines, drain lines, water heaters, and fixtures. Galvanized steel pipes are common in older Utah homes and have a limited service life — we identify these and note their condition. We test water pressure, check for leaks under sinks and around toilets, and evaluate the water heater for age, condition, and proper installation including pressure relief valves and seismic strapping.

HVAC Systems

Utah's climate demands a lot from heating and cooling systems. We inspect the furnace, air conditioning unit, heat pump (if applicable), ductwork, and thermostat. We run the systems through a full cycle and check for proper operation, filter condition, and signs of wear. We also note the age of equipment — most furnaces have a 20-25 year service life and most AC units last 15-20 years.

Interior Rooms

Every room in the home gets a systematic inspection. We check walls, ceilings, and floors for cracks, staining, and signs of moisture. We test every window for proper operation and seal integrity. We inspect doors for proper fit and latching. We check closets, built-ins, and any visible attic access points.

Insulation and Ventilation

Proper insulation and ventilation affect energy efficiency, moisture control, and indoor air quality. We inspect attic insulation levels and ventilation, check for proper bathroom and kitchen exhaust fan venting, and look for signs of condensation or moisture buildup that can lead to mold growth.

Exterior

The exterior inspection covers siding, trim, windows, doors, decks, patios, driveways, walkways, and grading. Proper grading — the slope of the ground away from the foundation — is critical in Utah where heavy snowmelt can direct water toward the home. We also inspect garages including the automatic door opener, fire separation between the garage and living space, and the garage floor for cracks and settling.

What Is Not Included in a Standard Inspection

A standard home inspection does not include testing for radon, mold, meth, or other environmental hazards. It does not include a sewer scope, water quality testing, or a solar panel analysis. These are all available as add-on services and we recommend combining them with your inspection for a complete picture of the home's condition.

A home inspection also does not include areas that are not visible or accessible — behind finished walls, under flooring, or in areas blocked by stored items. This is why we always recommend that homes be as empty and accessible as possible on inspection day.

What You Receive After the Inspection

At C&H Inspections, you receive a same-day digital report delivered through Spectora. The report includes full photo documentation of every finding, a prioritized summary of items that require attention, and clear explanations written in plain language. You do not need to be a contractor to understand what we found and what it means for your purchase.

The inspection typically takes 3 to 6 hours depending on the size and condition of the home. We encourage buyers to attend the inspection so they can see findings firsthand and ask questions in real time.