A home inspection is a systematic visual examination of a home’s accessible systems and components. In Alaska, that means everything a standard inspection covers — plus a set of cold-climate hazards that are unique to our environment.
This guide covers what’s included in a Signature Inspection Service inspection, organized by system, with Alaska-specific callouts throughout. If you’re preparing for an inspection — whether as a buyer, seller, or agent — this is what we’re looking at.
In This Article
Structural Systems
- ✓Foundation type (slab, crawlspace, basement, post-and-pier)
- ✓Visible foundation cracks, settling, heaving
- ✓Permafrost indicators: uneven floors, sticking doors, tilting walls
- ✓Floor framing, beams, and joists
- ✓Wall framing and load-bearing members
- ✓Roof structure: rafters, trusses, ridge board
- ✓Attic structure and diagonal bracing
Roofing
- ✓Roof covering material and age estimate
- ✓Shingle condition: curling, missing, granule loss
- ✓Ice dam risk: eave overhangs, attic temperature differential
- ✓Flashing at chimneys, valleys, walls, and penetrations
- ✓Gutters and downspouts: slope, attachment, discharge
- ✓Skylights: seals, flashing, condensation between panes
- ✓Roof vents and exhaust terminations
- ✓Chimney cap, crown, and mortar condition
Exterior
- ✓Siding condition: lap, log, stucco, T1-11
- ✓Paint or stain adhesion and exposure
- ✓Window and door trim — caulk gaps, rot, moisture damage
- ✓Grading: soil slope away from foundation
- ✓Driveway, walkways, and steps
- ✓Decks and porches: ledger attachment, posts, railing height
- ✓Garage door operation and auto-reverse safety function
- ✓Exterior electrical outlets, lighting, GFCI
Electrical
- ✓Service entry, meter, and main disconnect
- ✓Panel brand (watch for Federal Pacific, Zinsco, and Pushmatic in older Alaska homes)
- ✓Breaker sizing and double-tapping
- ✓Grounding and bonding
- ✓Outlet presence and GFCI protection in kitchens, baths, garages, and exterior
- ✓AFCI protection in bedrooms (per current code)
- ✓Switch and outlet cover plates, device condition
- ✓Smoke and CO detector presence (CO is critical in Alaska with combustion appliances)
Plumbing
- ✓Water supply piping material (copper, CPVC, PEX, galvanized — galvanized is common in older Anchorage homes)
- ✓Drain, waste, and vent piping material
- ✓Water pressure and flow
- ✓Water heater: age, temperature-pressure relief valve, seismic strapping, venting
- ✓Supply line shut-offs under sinks and behind toilets
- ✓Freeze protection: pipe insulation in exterior walls and crawlspaces
- ✓Exterior hose bibs: freeze-proof style required in Alaska
- ✓Sump pumps where applicable
Heating, Ventilation & AC
- ✓Heating system type: forced air, boiler/radiant, electric baseboard
- ✓Fuel type: natural gas, oil, propane, electric
- ✓Furnace or boiler age and condition
- ✓Heat exchanger visual inspection (cracked heat exchangers create CO risk)
- ✓Distribution: duct condition, register placement, return air
- ✓Combustion air supply
- ✓Flue venting: material, slope, clearances
- ✓Thermostat operation
- ✓Air conditioning (less common in Anchorage but present in newer homes)
- ✓Ventilation: bath fans, range hood exhaust, HRV/ERV operation
Insulation & Ventilation
- ✓Attic insulation depth and type
- ✓Vapor barrier presence in crawlspace
- ✓Insulation at rim joists and band boards
- ✓Attic air sealing (missing air sealing causes ice dams and massive heat loss in Alaska)
- ✓Attic ventilation: soffit and ridge vents, baffles
- ✓Cathedral ceiling insulation where visible
- ✓Whole-house ventilation system (HRV/ERV) — increasingly standard in tight Alaska builds
Interiors
- ✓Ceilings: water stains, cracking, sag
- ✓Walls: moisture damage, cracks, impact damage
- ✓Floors: soft spots, bounce, squeaks, levelness
- ✓Windows: operation, lock function, glass seal failure (foggy panes)
- ✓Doors: operation, latching, threshold seals
- ✓Stairs: rise/run, handrail graspability, guardrail height
- ✓Kitchen: cabinet condition, countertop, sink/faucet, dishwasher, range, hood
- ✓Bathrooms: tile, caulk, exhaust, toilet stability, shower pan
- ✓Fireplace and wood stove: firebox, damper, hearth extension
- ✓Garage: fire separation wall, self-closing door, CO considerations
Alaska-Specific Hazards
These are the defects I see most often in Anchorage-area homes that a general inspector — especially one without Alaska construction background — will miss or underweight.
Ice Dam Risk
Ice dams form when attic heat warms the roof deck, melts snow, which refreezes at the cold eave. The result: water backs up under shingles and into the structure. I assess attic insulation depth, air sealing quality, eave overhang geometry, and whether existing ice-and-water shield is present. A house can look fine from outside in July and be set up for ice damming every winter.
Permafrost Settlement
Parts of Southcentral Alaska — particularly areas near wetlands, lower elevations, and north-facing lots — can have permafrost or frost-susceptible soils. Differential settlement shows up as unlevel floors (I use a digital level), sticking doors, diagonal cracks above door corners, and visible foundation displacement. This isn’t something to gloss over — it can be a six-figure remediation.
Freeze-Thaw Plumbing Damage
Supply lines in exterior walls, uninsulated crawlspaces, and cold garage walls are at risk in Anchorage winters. I check for insulation coverage, frost-proof hose bibs (knucklehead hose bibs that weren’t replaced still show up), and evidence of prior freeze damage (corroded fittings, water staining, patched pipes).
Radon
Alaska has elevated radon potential in many geology types. Radon is odorless, invisible, and the second leading cause of lung cancer in the US after smoking. A standard inspection doesn’t include radon testing — it requires a separate 48-hour continuous monitor test. I strongly recommend it for any home purchase, especially those with crawlspaces or basements.
Seismic Considerations
Anchorage is one of the most seismically active cities in North America. I note water heater seismic strapping (required by code but often missing on older units), foundation type relative to earthquake risk, and chimney condition.
Carbon Monoxide Risk
Tightly sealed Alaska homes with combustion appliances (gas furnaces, boilers, gas ranges, fireplaces, wood stoves) are at CO risk, especially when exhaust venting is improper, combustion air is inadequate, or the heat exchanger is cracked. I verify CO detectors are present, operational, and within 10 feet of each sleeping room.
What’s NOT Included in a Standard Inspection
Home inspections are visual and non-invasive. We don’t open walls, move stored belongings, or perform laboratory tests. Here’s what falls outside a standard inspection:
Radon testing
48-hour continuous monitor test — available as add-on
Sewer scope
Camera inspection of underground drain line to street
Mold testing
Requires air sampling and lab analysis
Oil storage tank sweep
Underground or buried tanks require specialist
Asbestos testing
Lab analysis of suspect material samples
Well & septic
Separate specialists for water quality and septic function
Pest/wood-destroying insects
WDO inspection is a separate service
Hidden/inaccessible areas
Sealed crawlspaces, insulated areas, behind storage
The Inspection Report
You receive your report the same day as the inspection — typically within 2 hours of completion. It’s a photo-rich HTML/PDF report with findings organized by system and severity.
Report severity levels:
Safety hazard or major defect — address before closing or immediately
Not urgent, but needs attention within 1–2 seasons
Normal wear or minor maintenance item
Frequently Asked Questions
How many items does a home inspection cover in Alaska?
A thorough Alaska home inspection covers 380+ items across structure, roofing, exterior, electrical, plumbing, HVAC, insulation, and interiors — plus Alaska-specific hazards like ice dams, permafrost settlement, and radon.
Does a home inspection include radon testing in Alaska?
Standard inspections do not include radon testing — it's typically an add-on. Alaska has elevated radon risk in many areas. Signature Inspection Service offers radon testing as a separate service.
How long does a home inspection take in Alaska?
Most single-family homes take 2.5–4 hours. Larger homes, older construction, or properties with complex systems (well/septic, radiant heat, generator) take longer.
What is NOT included in a standard home inspection?
Standard inspections don't include radon testing, sewer scopes, mold testing, oil tank sweeps, or invasive opening of walls. These are available as add-on services.
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