What a Home Inspection Really Covers (and What It Doesn't) — Advice from a 20-Year Expert

Buying or selling a home in Charlotte NC?

Then you need to understand what happens during a home inspection — before it catches you off guard!

Click to Watch the Full Episode

On a recent episode of Home Story with Veronica, host and Charlotte NC Realtor Veronica Diquez sat down with Preston Sandlin, also known as "Inspector Crazy Pants," President and Co-Owner of Home Inspection Carolina. With over 20 years of experience serving buyers, sellers, and real estate agents across the Carolinas, Preston broke down what a standard home inspection actually evaluates — and what it doesn't.

Here's what most people get wrong: buyers often expect inspectors to predict the future, while sellers feel like every flaw is under a microscope. The truth? A standard home inspection covers core systems — HVAC, electrical, plumbing, roofing, and structural components — but it won't catch everything hidden behind walls or underground.

Preston shared that inspection reports can list dozens of findings, many of which are normal wear and tear, not deal-killers. According to the American Society of Home Inspectors (ASHI), a typical inspection follows a Standards of Practice checklist covering over 400 components, yet items like mold testing, sewer scopes, and pest inspections are usually not included unless specifically requested.

For sellers, Preston discussed the growing strategy of pre-listing inspections. Done right, they can reduce surprises and strengthen your negotiating position — a smart move in the competitive Charlotte real estate market.

For buyers, the key takeaway is this: don't panic over a long report. Prioritize safety and structural issues, and lean on your real estate agent to guide negotiations.

Whether you're buying, selling, or investing, understanding the inspection process protects your equity and keeps deals on track.

Watch the full episode featuring Preston Sandlin on Home Story with Veronica

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