Updated October 2026. Inspection standards checked against InterNACHI’s published Standards of Practice this month.
A standard home inspection usually skips detached structures. InterNACHI’s Standards of Practice, used by many US inspectors, cover homes of 4 or fewer units “and their attached garages and carports,” and say the inspector isn’t required to inspect outbuildings. So a detached garage, shed or guesthouse needs to be added to the job, in writing, before the inspection.
Jump to: 🏠 What’s covered · 🪜 What to check · 📍 Climate damage · 💲 Add it to the deal · ❓ FAQ
Key takeaways
- InterNACHI’s standard covers attached garages and carports, not outbuildings.
- Ask for a detached garage or shed inspection when you book, and get it named in the inspection agreement.
- Check six things: foundation, roof, framing, electrical, water and pests.
- Problems found before your inspection deadline can still be negotiated into the price or repairs.
Do home inspectors check detached garages and sheds?
Often not, unless you ask. You should never sign without a home inspection, but it helps to know what one covers. The InterNACHI Standards of Practice apply to the house and its attached garages and carports. The same document lists outbuildings among things the inspector is not required to inspect.
That’s a scope rule, not laziness. A standard inspection focuses on the main home’s systems: roof, structure, electrical, plumbing, heating and cooling. A detached garage, workshop, shed, barn or guesthouse sits outside that list. Many inspectors will add it for an extra fee. Some won’t touch certain structures at all.
What’s easy to miss: the inspection agreement sets the scope, not your assumptions. Read it before the inspection day. If the detached garage isn’t named, assume it won’t be in the report.
What should a detached garage inspection check?
Whether you hire an inspector or look yourself first, cover these six areas.
| Area | Warning signs | Why it matters |
|---|---|---|
| Foundation and slab | Cracks wider than a coin, sloped floors, gaps at the sill | Settling can twist door frames and let water in |
| Roof | Sagging ridge, missing shingles, stains on the underside | Small leaks rot framing fast in an unheated building |
| Framing and walls | Soft wood, leaning walls, rusted metal connectors | Structural damage can make the building unsafe |
| Electrical | Extension cords as wiring, open splices, no GFCI outlets | DIY wiring is common in outbuildings and a fire risk |
| Water and drainage | Standing water, mold, grading toward the walls | Moisture causes rot, rust and mold |
| Pests | Mud tubes, droppings, chewed wood | Termites and rodents spread to the main house |
Also check the garage door and opener. If there’s a living space above the garage, ask about permits, heat, smoke alarms and exits. An unpermitted room can affect insurance and resale.
Foundation trouble is the most expensive item on the list. If you see cracks or settling, get a specialist’s opinion. Professional foundation repair services can assess the damage and quote a fix before you commit.
How does climate damage detached structures?
The same shed fails in different ways in different places. Compare three climates:
- Lancaster, Pennsylvania: cold winters, hot summers and rain all year bring snow load damage, freeze-thaw cracking and rot.
- Phoenix, Arizona: very hot and dry, so sun damage, warping and dry rot replace snow and moss.
- Seattle, Washington: mild and damp, so moss, mold and rust are the usual problems.
In a snowy, humid place like Lancaster, the pros who do shed repair Lancaster homeowners call see sagging roofs and rotted sills. In Phoenix, the fixes are about sun and heat. In Seattle, they’re about water. Ask a local inspector what fails most often in your area, and look there first.
What does an unchecked outbuilding cost you?
It depends on the building, but the risks are real. A detached garage roof, a slab, rewiring or termite treatment can each run into thousands. And you’re paying for the structure in the purchase price, so it should be worth what you think.
There are other costs too. An outbuilding built without permits may need to be brought up to code or taken down. Older structures can have lead paint; homes built before 1978 come with a federal lead disclosure, and our guide to lead plumbing in older homes covers a related risk. Roof issues on the main house deserve the same care; see why roof inspections matter.
How do you add a detached structure to the inspection and the deal?
Here’s what we’d do as a buyer.
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Buy a home →- When you book, list every structure on the lot and ask the inspector to include each one by name.
- Ask what the add-on fee is and whether the inspector will enter crawl spaces or attics in the outbuilding.
- If the inspector won’t cover it, hire a contractor or structural engineer to look before your inspection deadline.
- Use the findings to ask for a repair, a credit or a lower price, in writing.
- If the structure is a deal-breaker, use your inspection contingency to walk away within the deadline.
Credits and repairs show up on your closing papers. Our guide on saving on closing costs explains where. Buying from an owner who sells without an agent? Read how to buy a FSBO home first.
Buying with Beycome? Our buyer program has no upfront fee. When a seller offers buyer-agent compensation, Beycome keeps 1% of the price (minimum $1,499) and credits the rest to you at closing. On a $400,000 home with 3% offered, that’s $8,000 back. That 3% is only an example: commissions are not set by law or NAR rules, they’re negotiable, and the seller chooses whether to offer any. Since August 17, 2024, those offers can’t be shown on the MLS.
What if you’re the seller?
Get ahead of it. Fix the obvious items in your garage or shed before you list: roof leaks, broken doors, loose wiring. Clear it out so buyers can see the floor and walls. Our tips on storing excess stuff help, and a well-kept backyard building can be a selling point, as our piece on backyard retreats shows.
Disclose what you know, in the form your state requires. When you’re ready, a flat fee MLS listing puts your home on the MLS for $99.
Frequently asked questions
Does a home inspection include a detached garage?
Not under InterNACHI’s standard, which covers attached garages and carports. Ask for the detached garage to be added and named in your agreement.
Do inspectors check sheds?
Usually not. Outbuildings are outside the standard scope. Some inspectors add them for a fee.
What should I look for in a detached garage?
Foundation cracks, roof sag or leaks, rotted framing, unsafe wiring, water problems and signs of termites or rodents.
Who should inspect a detached structure if my inspector won’t?
A general contractor, a structural engineer for foundation or framing issues, or an electrician for wiring.
Can I negotiate repairs on a detached garage?
Yes, if you find the problem before your inspection deadline. Ask for a repair, a credit or a lower price in writing.
Does an unpermitted outbuilding matter?
It can. Your town may require permits after the fact or removal, and your insurer may ask about it. Check with the local building department.
Inspection scope quoted from the InterNACHI Standards of Practice, read October 22, 2026. Your inspector’s own agreement and your state’s rules decide what’s covered.
Buyer program: no upfront fee. Beycome keeps 1% of the price, minimum $1,499; the rest of the buyer-agent compensation the seller offers is credited at closing, subject to lender approval. If the offer is below the minimum, the buyer covers the gap.
Beycome prices are as of October 2026. “$0 at closing” means no Beycome fee at closing; other closing costs and taxes still apply.
This is general information, not legal or engineering advice. Rules vary by state.
Sources
- InterNACHI, Standards of Practice for Performing a General Home Inspection, read October 22, 2026.
- NAR, What the NAR Settlement Means for Home Buyers and Sellers, read October 22, 2026.
- EPA, Real Estate Disclosures about Potential Lead Hazards, read October 22, 2026.
- Beycome, buyer program, October 2026.
- Beycome, listing package features, October 2026.
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