Buyers don’t usually get to pick whether the house they’re looking at is lived in or sitting empty, but it does change what an inspection can tell you. Here’s what each one means for the report.

Vacant homes

As far as the inspection goes, it’s generally better to have a vacant home. This is because the inspector has full access to the home and all of its interior and exterior surfaces. However, vacant homes see more intrusion of insects and rodents because there is no one there making the normal noise of living to ward them off, putting down pesticides, or calling a pest control company. They also can be in greater disrepair since no one is there constantly seeing what needs to be repaired. For these homes, a thorough home inspection coupled with a termite inspection is recommended.

The other thing to watch on a vacant home is whether the utilities are still on. Power and gas often get shut off once a house empties out, and anything that can’t be powered up can only be looked at, not tested. That’s worth sorting out before the inspection rather than after. We wrote about that in more detail in why re-inspections are necessary.

Occupied homes

Occupied homes, on the other hand, have many belongings and furnishings that make inspecting some areas impossible and others difficult. Things not inspected could include some windows, many outlets, large areas of flooring and walls. They do, however, tend to be better maintained and show fewer signs of pest inhabitation.

None of that is anybody’s fault, it’s just what a lived-in house looks like. But it does mean the report will have some items marked as inaccessible, and it’s worth reading those rather than skipping past them. A wall behind a bookcase isn’t a wall that passed, it’s a wall nobody saw.

Whether a home is vacant or occupied, new or old, no home is perfect. So, every home needs a great inspection to identify any major issues. If you or someone you know is buying a home and would like even more peace of mind, Panther Inspections has many inspection types to make the home buying process a little easier. On any home more than a year old the termite inspection comes with it at no extra cost, and you can see the rest of what’s covered on our what’s inspected page.

Updated July 2026