One of the most common questions buyers ask before their first inspection is: What exactly does a home inspector look at?

The short answer is everything that is visible and accessible. The longer answer is worth reading before you walk through that door with your inspector, because understanding what is being evaluated helps you ask better questions and get more out of the experience.

The Roof and Attic

The roof is one of the most expensive components of any home and one of the most critical to evaluate. A thorough inspection examines:

• roofing materials (shingles, metal panels, or other materials common in mountain construction)
• flashing around chimneys, skylights, and valleys
• gutters and downspouts
• any visible signs of damage, wear, or improper installation

In Crested Butte's climate, roofs face significant stress from heavy snow loads, ice damming, and freeze-thaw cycles. I also inspect the attic for proper insulation levels, ventilation, moisture intrusion, and any signs of structural damage or pest activity.

Structural Components

The structural inspection covers the foundation, framing, load-bearing walls, floor and ceiling joists, and the overall structural integrity of the home. In mountain communities, settlement, soil movement, and frost heave can all affect foundations over time. I look for cracks, shifts, moisture penetration, and any evidence of repairs or modifications.

In homes with crawl spaces, which are common in older Crested Butte properties, the crawl space inspection is especially important. Moisture, inadequate vapor barriers, and deteriorating floor joists are frequent findings.

Electrical Systems

The electrical inspection covers the main service panel, subpanels, circuit breakers, wiring, outlets, switches, and visible junction boxes. I check for outdated wiring types, double-tapped breakers, improper grounding, missing GFCI protection in required locations (kitchens, bathrooms, exterior outlets), and any visible safety hazards.

Older homes in Crested Butte may still have aluminum branch circuit wiring or Federal Pacific electrical panels, both of which are common findings worth understanding before you buy.

Plumbing

The plumbing inspection covers supply lines, drain lines, water heaters, fixtures, and shut-off valves. I check water pressure, drainage speed, signs of leaking at connections and under sinks, water heater age and condition, and the condition of visible pipe materials.

In high-altitude mountain homes, freeze protection for pipes, outdoor hose bibs, and proper pipe insulation in unconditioned spaces are all areas that receive extra attention.

Heating, Ventilation, and Air Conditioning (HVAC)

At nearly 9,000 feet of elevation, the heating system is not optional. I inspect:

• forced air furnaces
• boilers
• radiant heat systems
• wood stoves and fireplaces (from a general inspection standpoint -- chimney specialists perform more detailed evaluations)
• ventilation throughout the home

I also check thermostat operation, filter condition, ductwork where accessible, and evaluate whether the system appears adequately sized for the home. Many Crested Butte properties have multiple heating zones or backup heat sources, all of which are reviewed.

Insulation and Ventilation

Proper insulation is essential for energy efficiency and moisture management in a cold climate. I evaluate insulation levels in the attic and wherever else it is visible, check for proper ventilation in attic and crawl spaces, and identify any areas where air sealing improvements could have a meaningful impact on energy costs and comfort.

Doors, Windows, and Exterior

The exterior inspection covers siding, trim, caulking, paint condition, decks and porches, steps, railings, grading and drainage around the foundation, driveways, and all exterior doors and windows. In mountain climates, wood rot, UV degradation, and improper drainage away from the foundation are common concerns.

Interior Finishes and Components

Inside, I walk every room and evaluate floors, walls, ceilings, doors, windows, stairs, and railings. I am looking for signs of moisture damage, structural movement, safety concerns, and deferred maintenance. I operate every window and door, check for evidence of leaks at penetrations, and note any visible defects.