What Does a Home Inspection Cover When Buying in Indiana?

What Does a Home Inspection Cover When Buying in Indiana?

What is a home inspection in Indiana?

A home inspection in Indiana is a paid, non-invasive visual examination of a house's major systems and components by an inspector licensed under Indiana Code 25-20.2. The inspector prepares a report identifying significant deficiencies, conditions that may be near the end of their service life, and recommended next steps.

The Indiana Home Inspectors Licensing Board, part of the Indiana Professional Licensing Agency, licenses inspectors and sets standards of practice. Indiana Code 25-20.2-2-6 includes heating, cooling, electrical and plumbing systems, structural components, foundations, roof coverings, exterior and interior components, the attic, basement and crawl spaces, and other site conditions that affect the house.

Two things a home inspection is not: It is not an appraisal, which is the lender's opinion of value. It is also not a code-compliance inspection, which the statute excludes. An inspector may tell you a deck ledger looks undersized or a breaker panel shows signs of overheating. They will not determine whether a 1978 addition met the building code in 1978.

What does an Indiana home inspection cover, and what does it leave out?

The standard Indiana inspection covers the structure, foundation, roof, exterior, attic, basement or crawl space, plumbing, electrical, heating, cooling and interior. Indiana Code 25-20.2-2-7 requires the report to state that it does not address environmental hazards such as radon, mold, asbestos or lead-based paint, wood-destroying insects, or underground systems such as septic and water supply.

That disclaimer is one of the most important parts of the report, and many buyers skim past it. The inspector is telling you where the inspection ends. Anything outside that scope is something you need to consider separately before your inspection deadline.

For a Central Indiana purchase, the standard inspection generally handles:

• Roof, structure and foundation: Visible and accessible components are inspected for condition and deficiencies.
• Heating, cooling and water heater: The inspector checks operation and visible condition. An HVAC specialist may be needed if the report raises age or safety concerns.
• Electrical: The panel and visible wiring are examined. A licensed electrician may be needed for issues such as aluminum branch wiring, older ungrounded circuits or panel concerns.
• Plumbing: Accessible plumbing components and fixtures are evaluated for visible issues and operation.
• Exterior and interior: Doors, windows, walls, ceilings, floors, stairs and other accessible components are reviewed.
• Attic, basement and crawl space: Accessible areas are examined for conditions that may affect the house.

Items commonly outside the standard inspection include:

• Radon
• Mold
• Asbestos
• Lead-based paint
• Termites and other wood-destroying insects
• Sewer laterals
• Wells
• Septic systems

Which add-on inspections do Central Indiana buyers order?

The add-ons we see most often in Southside Indianapolis and Johnson County are a radon test, sewer camera scope and wood-destroying insect inspection. Rural buyers may also add well and septic checks. Buyers of homes built before 1978 should also understand their rights regarding lead-based paint inspections.

Radon. The American Lung Association notes that every Indiana county sits in EPA radon Zone 1 or Zone 2, meaning moderate to high potential. EPA recommends fixing a home at 4 pCi/L or higher. Indiana requires anyone testing for radon to be certified by the Indiana Department of Health under 410 IAC 5.1.

Sewer scope. Citizens Energy Group states that the property owner is responsible for maintaining the sanitary sewer lateral from the home to the connection point at the main. A camera scope can identify roots, offsets and breaks before they become your problem. On older Southside homes with mature trees, this test can be particularly useful.

Lead paint. Under the EPA's lead disclosure rule, a seller of a pre-1978 home must give the buyer a 10-day period to conduct a lead-based paint inspection or risk assessment, unless both sides agree in writing to a different period or the buyer waives it.

Termites and septic. A wood-destroying insect report is common when a lender requests one or the property has wood-to-soil contact or a history of treatment. Septic requirements vary by county, so buyers of homes in rural Johnson, Morgan or Shelby County should ask the appropriate county health department what applies.

How long is the inspection period, and who pays for it?

In Indiana, the inspection period is the number of days you and the seller write into the purchase agreement, beginning after acceptance. The buyer generally chooses and pays the inspector and any add-on specialists.

Costs vary depending on the home's size, age and the inspections you add, so ask inspectors for a written quote before scheduling.

Your purchase agreement also determines what happens after the report, including deadlines for sending the seller a written response, receiving an answer and deciding what happens if you cannot agree. That response is a separate decision from the inspection itself.

Book the inspector as soon as your offer is accepted. Radon testing requires at least 48 hours of closed-house conditions, and sewer or HVAC specialists may be booked several days out. A short inspection window can fill quickly.

How do I choose a home inspector in Indiana?

Choose an inspector with an active Indiana home inspector license, insurance, a detailed report with photos and a process that allows you to attend the inspection. Check the license through the Indiana Professional Licensing Agency's online lookup.

Then ask what the report covers, how quickly you receive it and which add-ons the inspector performs.

A short checklist before booking:

• Is the license active, and in whose name?
• Do they carry errors-and-omissions and general liability insurance?
• Can I see a sample report with photos?
• How soon will I receive the report?
• Do they perform radon testing, and are they Indiana Department of Health certified?
• Do they perform sewer scopes or refer those out?
• Will they walk me through the findings on site?

Your agent can give you several names, but you choose the inspector. The inspector works for you, not the seller and not either agent.

What should I do on inspection day?

Plan to attend the last hour. That is when many inspectors walk buyers through their findings. Ask the inspector to show you the main water shutoff, electrical panel and furnace filter.

Separate findings into three groups as you listen:

• Safety items
• Big-ticket systems nearing the end of their useful life
• Routine maintenance

Every house has a maintenance list. A 40-page report on a 1960s ranch is not necessarily a sign that the house is a problem.

Write down any items that need a specialist's opinion. If the inspector recommends having a licensed electrician, HVAC contractor or plumber evaluate something, schedule that work while you are still inside the inspection period.

What does this look like in Central Indiana?

Consider a hypothetical example. A buyer has an accepted offer of $285,000 on a 1962 brick ranch in Greenwood (46143), Johnson County. For context, the Indiana REALTORS Housing Data Hub shows Johnson County's median sale price was $330,000 in August 2026, with a median of 24 days on market and 2.6 months of inventory.

The inspection finds several issues:

• Radon above 4 pCi/L: Get a written estimate from an Indiana-certified mitigation company. The buyer could request mitigation or a credit.
• Root intrusion in the sewer lateral: Get a plumber's written repair estimate. The buyer could request a repair or credit.
• Older furnace that is still operating: Have an HVAC technician evaluate it. This may be more appropriate for future budgeting than a repair request.
• Double-tapped breaker: Have a licensed electrician evaluate and correct the safety issue.
• Missing downspout extensions and worn caulk: These are routine maintenance items that may not belong in a repair request.

In this example, the buyer focuses on the issues that affect safety, major systems and unexpected costs rather than asking the seller to address every line in the report.

When this doesn't apply (or who this isn't for)

This guide is about resale homes purchased with a standard Indiana purchase agreement. Some situations work differently:

• New construction: Builder contracts can establish their own inspection rules and may limit when an outside inspector can enter.
• As-is and investor purchases: You can still inspect an as-is home. "As-is" generally means the seller is not agreeing to make repairs, not that you cannot inspect the property.
• Waived inspections: Some buyers waive the inspection contingency to compete. That shifts more risk to the buyer and should be considered carefully.
• Condos: Roofs, exteriors and common systems may belong to the association, so HOA documents can be just as important as the inspection.

This is general information, not legal advice. Your purchase agreement controls your deadlines and rights.

What to do next

If you are buying on the Southside, in Greenwood or in Bloomington, ask your agent for three licensed inspector names when you start seriously touring, not after your offer is accepted. Decide on radon and sewer add-ons ahead of time so your inspection window can be spent reviewing findings instead of making phone calls.

If you want a second set of eyes on an inspection report or help thinking through your inspection window, call Mark Dietel Realty at (317) 426-9911 or visit markdietelrealty.com. We have offices in Southside Indianapolis, Greenwood and Bloomington, and we are glad to talk it through whether or not you are working with us yet.

Frequently asked questions

Can a home fail an inspection in Indiana?

No. A home inspection is not pass or fail. The inspector reports conditions, deficiencies and recommendations. What happens next is a negotiation under your purchase agreement. You can request repairs or a credit, accept the property as it is, or, if your contract allows it, cancel within the inspection period.

Does the seller have to fix everything on the inspection report?

No. Indiana does not generally require a seller to make inspection repairs. The seller can agree, counter or decline based on the terms and deadlines in your purchase agreement. Lenders may require certain repairs for loan approval, especially with FHA or VA financing, but that is a lender condition rather than a general seller requirement.

Should I inspect a newer home in Greenwood?

Yes, in most cases. A five- or ten-year-old home can still have roof damage, grading problems, a failing water heater or installation issues. A newer house may produce a shorter report, making it easier to focus on what actually matters.

Can I use the seller's pre-listing inspection instead of my own?

You can review it, and it may provide useful information, but it was ordered by the seller. Most buyers still order their own inspection. Indiana Code 32-21-5-9 also states that the seller's disclosure form is not a substitute for an inspection the buyer may obtain.

What if the inspector finds something the seller did not disclose?

Raise it in your written inspection response and ask your agent to compare it with the State Form 46234 disclosure. A new finding does not automatically mean the seller knew about the problem. If you believe a known defect was concealed, consider speaking with a real estate attorney.

How long does a home inspection take?

For a typical Central Indiana single-family home, plan on about two to four hours on site. Larger or older homes may take longer. Radon equipment generally stays in place for at least 48 hours, and most inspectors deliver the written report within a day or two.

Can I cancel the purchase because of the inspection in Indiana?

Often yes, if your purchase agreement includes an inspection contingency and you act within its deadlines in writing. The exact rights depend on the contract language you signed. Missing a deadline can affect your rights, so put every inspection date on your calendar the day your offer is accepted.