A Mid-Missouri home inspection consists of a thorough visual check of your home’s major systems and structure. This includes the roof, foundation, electrical, plumbing, HVAC, and interior components. The inspector examines over 400 items to find safety issues, defects, and needed repairs before you buy.
Whether you’re looking at a farmhouse near Rolla or a family home in Jefferson City, knowing what happens during an inspection helps you prepare. This guide covers everything from how inspectors calculate costs to what they look at first when they walk through the door. We’ll also clear up a common question about Missouri doing away with inspections. Spoiler: home inspections are still going strong.
The Complete Mid-Missouri Home Inspection Process
A home inspection in Mid-Missouri follows a systematic approach. The inspector starts outside and works their way in, checking every accessible area of the property. The whole process takes about 2 to 4 hours for an average-sized home.
Professional inspectors follow standards set by organizations like InterNACHI (International Association of Certified Home Inspectors) or ASHI (American Society of Home Inspectors). These standards make sure nothing important gets missed.
Exterior Inspection
The inspection begins outside. Your inspector walks the entire perimeter of the home looking for visible problems. They check the condition of siding, trim, and exterior paint. They look at how the ground slopes away from the foundation since poor drainage causes water problems.
Gutters and downspouts get a close look too. In Mid-Missouri, our heavy spring rains can overwhelm damaged gutters and send water straight to your foundation. The inspector notes any missing sections, rust, or improper drainage.
They also examine driveways, walkways, and patios for cracks or settling. Decks and porches are checked for structural soundness, proper railings, and signs of rot or pest damage.
Roof Evaluation
The roof protects everything underneath it, so it gets serious attention. Inspectors check for missing, damaged, or curling shingles. They look at the flashing around chimneys, vents, and skylights since these areas commonly leak.
They estimate the roof’s age and remaining life. In Missouri, roofs typically last 20 to 25 years depending on the material and weather exposure. If a roof is nearing the end of its life, that’s important information for your purchase decision.
Many inspectors use drones or ladders to get a closer look. If the roof is too steep or unsafe to walk on, they’ll note that in the report and do what they can from the ground.
Foundation and Structure
The foundation holds up your entire home, so problems here are a big deal. Inspectors look for cracks in the foundation walls, both inside and outside. Small vertical cracks are usually normal settling. Horizontal cracks or stair-step patterns in brick can signal serious issues.
Inside, they check for sloping floors, sticking doors, and cracks in walls or ceilings. These can all point to foundation movement. Mid-Missouri’s clay soils expand and contract with moisture changes, which can stress foundations over time.
If there’s a crawl space, the inspector goes in to check for moisture, mold, wood rot, and pest damage. They look at the floor joists and support beams for any structural concerns.
Electrical Systems
Electrical problems cause over 51,000 house fires each year according to the Electrical Safety Foundation International. That’s why the electrical system gets careful attention.
The inspector opens the main electrical panel to check for proper wiring, correct breaker sizing, and any safety hazards. They look for double-tapped breakers (two wires on one breaker), which is a common issue in older homes.
Throughout the house, they test outlets and switches. They make sure GFCI outlets are installed in kitchens, bathrooms, garages, and outdoor areas where water is present. Homes built in the 1960s and 1970s may have aluminum wiring, which creates fire risk if not properly retrofitted.
Plumbing Check
Water damage ranks as the number one cause of insurance claims. The plumbing inspection helps you avoid that headache.
Inspectors check all visible pipes for leaks, corrosion, and proper materials. They run faucets to test water pressure and drainage. They flush toilets and run showers to make sure everything works right.
The water heater gets inspected for age, condition, and proper installation. Safety features like pressure relief valves must be present and functional. A water heater typically lasts 8 to 12 years, so knowing its age helps you plan ahead.
In rural Mid-Missouri, many homes use well water instead of city water. While well testing is usually a separate service, your inspector can identify visible issues with the well system.
HVAC Systems
Missouri’s weather puts your heating and cooling system through its paces. Summer temperatures regularly hit 90°F, and winters can drop below freezing. Your HVAC needs to handle both extremes.
Inspectors test that the furnace and air conditioner turn on and produce proper heating or cooling. They check the age of the equipment since most systems last 15 to 20 years. They also look at the ductwork for leaks, damage, or disconnections.
Filters get checked, and the inspector notes if they need replacement. Dirty filters reduce efficiency and can damage the system over time.
Interior Walkthrough
Inside the house, inspectors check walls, ceilings, and floors in every room. They look for water stains, cracks, and signs of settling. They test that windows open, close, and lock properly.
Doors should swing freely without sticking. If doors stick or won’t latch, it could indicate foundation movement or just normal settling that needs adjustment.
Inspectors check stairs for proper handrails and safe construction. They look at built-in appliances like dishwashers and garbage disposals to make sure they work.
Attic Inspection
The attic reveals a lot about a home’s condition. Inspectors check insulation levels and type. Proper insulation keeps energy costs down and makes your home comfortable year-round.
They look for signs of roof leaks, which often show up in the attic before they appear on ceilings below. Proper ventilation prevents moisture buildup that leads to mold and wood rot.
The inspector also checks for signs of pests. Rodents and squirrels sometimes make their homes in attics, leaving droppings and damage behind.
How to Calculate Inspection Cost
Home inspection costs in Mid-Missouri typically range from $325 to $500 for a standard inspection. Understanding how inspectors set their prices helps you know what to expect.
Square Footage Method
Most inspectors base their price on your home’s size. The industry standard runs about $0.18 to $0.25 per square foot. A 2,000-square-foot home would cost around $360 to $500 using this method.
Here’s a typical pricing breakdown:
| Home Size | Estimated Cost |
| Under 1,000 sq ft | $325 |
| 1,000 to 1,500 sq ft | $350 |
| 1,500 to 2,000 sq ft | $375 |
| 2,000 to 2,500 sq ft | $400 |
| 2,500 to 3,000 sq ft | $425 |
| 3,000 to 3,500 sq ft | $450 |
| 3,500+ sq ft | $475+ |
Age of the Home
Older homes often cost more to inspect. A house built in 1950 has different systems and potential issues than one built in 2010. Older homes may have outdated wiring, aging plumbing, or materials like lead paint that require extra attention.
Some inspectors add $50 to $100 for homes over a certain age. This covers the extra time needed to thoroughly evaluate older systems.
Location Factors
Where you live in Mid-Missouri affects pricing too. Inspectors may charge travel fees for properties far from their base. Rural properties might cost more due to longer drive times.
If you’re buying in Cuba, St. James, Rolla, or Jefferson City, you’ll find home inspection services readily available without significant travel charges.
Additional Services
A standard inspection covers the basics, but some issues need special testing. These add-on services increase your total cost:
Radon testing costs around $110 with a home inspection. The EPA recommends testing all homes for radon, especially in the Midwest where levels tend to be higher.
Termite inspections run about $75 when bundled with a home inspection. Missouri’s humid summers create ideal conditions for termite activity.
Mold testing costs around $250. If you see signs of water damage or musty smells, mold testing gives you answers.
Septic inspections cost about $200. Many Mid-Missouri properties use septic systems, and knowing their condition prevents expensive surprises.
Calculating Your Total
To estimate your inspection cost, start with the base price for your home’s square footage. Add the home’s age factor if applicable. Then add any specialized tests you need.
For example, a 2,000-square-foot home built in 1985 with radon and termite testing might cost: $400 (base) + $110 (radon) + $75 (termite) = $585 total.
What Is the First Thing an Inspector Wants to See?
When inspectors arrive at a property, they follow a logical process that helps them work efficiently. Here’s what they prioritize:
Electrical Panel Access
One of the first places inspectors head is the electrical panel. This is the heart of your home’s electrical system. They need clear access to open the panel and examine its contents.
Before your inspection, make sure nothing blocks the electrical panel. Move boxes, furniture, or stored items that might be in the way. A blocked panel delays the inspection and could result in that section being marked “not inspected.”
HVAC Systems Running
Most inspectors turn on both the heating and cooling systems early in the inspection. This gives the systems time to run while they check other areas. By the end of the inspection, they can verify everything works properly.
Make sure thermostats are accessible and working. If the home is vacant, utilities should be on so systems can be tested.
Crawl Space and Attic Access
Inspectors need to access the attic and crawl space (if your home has one). These areas reveal important information about the structure, insulation, and hidden problems.
Clear paths to attic access points. If the crawl space entrance is blocked by landscaping or stored items, clear it before inspection day.
Water Running
Inspectors want to see the plumbing in action. They’ll run multiple faucets at once to test water pressure. They’ll fill sinks and tubs, then drain them to check for slow drains or leaks.
If the home is vacant, make sure the water service is active. The inspector can’t check plumbing without running water.
Signs of Maintenance
Beyond specific systems, inspectors notice how well a home has been maintained. A well-kept property suggests the owner took care of problems as they arose. Deferred maintenance often signals more issues hiding below the surface.
Things that catch an inspector’s eye include fresh caulk around windows, clean gutters, trimmed vegetation away from the house, and working light bulbs in all fixtures.
Common Issues Found in Mid-Missouri Homes
Every region has its typical problem areas. In Mid-Missouri, certain issues show up regularly in inspection reports.
Moisture and Drainage Problems
Our clay soils and seasonal rainfall create moisture challenges. Inspectors frequently find water intrusion in basements and crawl spaces. Poor grading around foundations allows water to pool instead of draining away.
Gutter problems contribute to moisture issues. Missing downspout extensions dump water right at the foundation instead of carrying it away from the house.
Aging Roofs
Hail storms and temperature swings take their toll on roofs. Inspectors often find damaged shingles, worn flashing, and roofs nearing the end of their useful life.
If you’re buying an older home, pay close attention to the roof section of your inspection report. A roof replacement costs $8,000 to $15,000 in Missouri.
Outdated Electrical
Many Mid-Missouri homes were built before modern electrical demands. Inspectors find overloaded panels, missing GFCI protection, and outdated wiring in older properties.
Homes built in the 1960s and 1970s sometimes have aluminum wiring that requires attention. Federal Pacific and Zinsco electrical panels, common in that era, have known safety issues.
Foundation Cracks
The expansion and contraction of clay soils stresses foundations over time. Small cracks are normal, but larger cracks or patterns that indicate movement need professional evaluation.
Foundation repairs in Missouri average $4,500 to $12,000 depending on severity. Catching problems early prevents them from getting worse.
HVAC Wear
Heating and cooling systems work hard in Missouri’s climate. Inspectors frequently find aging equipment, dirty filters, and ductwork problems. Knowing the age and condition of HVAC systems helps you budget for eventual replacement.
Is Missouri Getting Rid of Inspections?
You may have heard news about Missouri eliminating inspections. Let’s clear up the confusion.
Vehicle Inspections vs. Home Inspections
The recent news involves vehicle safety inspections, not home inspections. Missouri passed legislation changing requirements for motor vehicle safety inspections. As of January 2026, most personal vehicles no longer need the traditional safety inspection for registration renewal.
This has nothing to do with home inspections. The vehicle inspection changes affect cars and trucks, not real estate transactions.
Home Inspections Remain Important
Home inspections in Missouri continue as before. While Missouri doesn’t require state licensing for home inspectors (unlike some states), home inspections remain a standard and highly recommended part of buying property.
The American Society of Home Inspectors confirms that Missouri does not regulate home inspectors at the state level. However, professional inspectors voluntarily follow industry standards and carry certifications from organizations like InterNACHI and ASHI.
Why Buyers Still Need Inspections
Even without state requirements, skipping a home inspection puts you at risk. Research shows that 86% of home inspections find at least one issue needing attention. Without an inspection, you could face up to $18,000 in hidden repairs according to industry data.
A buyer’s inspection protects your investment. It gives you negotiating power and helps you make an informed decision about the biggest purchase of your life.
Preparing for Your Mid-Missouri Home Inspection
Getting ready for inspection day helps the process go smoothly. Here’s how buyers and sellers can prepare:
For Buyers
Plan to attend the inspection. Walking through with the inspector lets you ask questions and see issues firsthand. The inspection report will document everything, but being there helps you understand the findings better.
Bring a notepad and camera (your phone works fine). Write down questions as they come up. Take photos of anything you want to remember.
Allow enough time. Budget 2 to 4 hours for a standard inspection. Rushing through defeats the purpose.
For Sellers
Make the home accessible. Clear access to the electrical panel, water heater, furnace, and attic. Unlock any areas that need inspection.
Replace burned-out light bulbs. A dead bulb could mean a wiring problem or just a bulb that needs changing. Replacing them removes the question.
Take care of obvious maintenance. Fix leaky faucets, replace missing outlet covers, and address small repairs. While these won’t hide bigger problems, they show the inspector (and buyer) that the home has been maintained.
Consider a pre-listing inspection before putting your home on the market. This lets you fix problems upfront and avoid surprises during the buyer’s inspection.
Final Thoughts
A Mid-Missouri home inspection covers your property from the ground up, examining the foundation, structure, roof, electrical, plumbing, HVAC, and interior components. Understanding this process helps you know what to expect and how to prepare.
Inspection costs are calculated based on square footage, home age, location, and any additional services you need. Most inspections in our area run between $325 and $500, with add-ons like radon and termite testing increasing the total.
Inspectors prioritize access to key areas like the electrical panel, HVAC systems, and crawl spaces. Making these accessible speeds up the process and makes sure nothing gets skipped.
And no, Missouri is not getting rid of home inspections. The recent news about inspection changes involves vehicle safety inspections only. Home inspections remain an essential step in protecting your investment.
Ready to schedule your Mid-Missouri home inspection? Whether you’re buying in Rolla, Jefferson City, Cuba, or anywhere in between, we’ve got you covered. Our detailed inspections help you buy with confidence and avoid costly surprises. Call us at (314) 629-6606 or contact us to book your appointment today.
