What to Expect with a Home Inspection
Introduction
Buying a home is one of the most significant investments you’ll make. A home inspection is a crucial step in the process, helping you uncover potential issues before finalizing your purchase. It provides a clear picture of the home’s condition, so you can make informed decisions and negotiate repairs if needed.
Understanding the home inspection process ensures you protect your investment and avoid unexpected expenses down the road.
Key Concepts
What Is a Home Inspection?
✔ A detailed evaluation of a property’s condition by a professional inspector.
✔ Identifies safety hazards, structural issues, and needed repairs.
✔ Helps buyers decide whether to proceed with, renegotiate, or withdraw from a purchase.
Who Is Responsible for Scheduling?
🔹 Homebuyer: Typically responsible for hiring and paying for the inspection.
🔹 Seller: May conduct a pre-listing inspection to identify issues beforehand.
🔹 Timing: Occurs after an offer is accepted but before closing on the home.
💡 Tip: Even if a seller provides a pre-listing inspection report, it’s recommended that buyers arrange their own independent inspection.
Data Insights: Why Home Inspections Matter
📊 Studies show that:
✔ 86% of homebuyers request an inspection before closing.
✔ Negotiations after an inspection save buyers an average of $14,000 in repairs or price reductions.
✔ 1 in 5 homes requires major repairs that would otherwise go unnoticed.
A home inspection can provide significant financial savings and peace of mind.
What Happens During a Home Inspection?
A licensed home inspector examines both the interior and exterior of the home to assess its condition.
🔍 Key areas of inspection:
✔ Structural Components: Foundation, roof, attic, basement, and floors.
✔ Major Systems: Plumbing, electrical wiring, HVAC (heating and cooling systems).
✔ Safety Features: Fireplaces, chimneys, ventilation, windows, and insulation.
✔ Appliances: Built-in kitchen appliances, water heaters, and garage doors.
📄 The Inspection Report Includes:
✔ A summary of findings with photos.
✔ Details on recommended repairs or safety concerns.
✔ An assessment of the home’s overall condition.
💡 Tip: Attending the home inspection allows you to ask questions, gain insights on maintenance, and clarify concerns directly with the inspector.
What If a Home Fails Inspection?
❌ There is no pass or fail grade—the inspector simply reports findings.
🔹 If significant issues arise, buyers can:
- Negotiate repairs with the seller.
- Request a price reduction to cover future repair costs.
- Use an inspection contingency to walk away without penalty.
💡 Example: If the roof is severely damaged, you might negotiate for the seller to replace it or reduce the home’s price to cover repair costs.
Common Home Inspection Findings
🔹 Minor Issues (Common & Expected):
- Small cracks in walls or ceilings.
- Minor plumbing leaks or outdated fixtures.
- Normal wear and tear on HVAC systems.
🔹 Major Concerns (May Require Negotiation or Repairs):
- Structural damage (foundation cracks, roof leaks).
- Electrical hazards (outdated wiring, faulty panels).
- Plumbing problems (water damage, pipe corrosion).
- Mold or pest infestations.
💡 Tip: Not all issues are deal-breakers, but understanding them helps buyers make informed financial and safety decisions.
Is a Home Inspection Required?
🔹 Not legally required, but strongly recommended to avoid unexpected repair costs.
🔹 Lenders typically do not require an inspection but do require an appraisal, which assesses the home’s market value.
💡 Warning: Skipping a home inspection may save money upfront but can lead to costly surprises after moving in.
Common Misconceptions About Home Inspections
❌ “If the home looks good, I don’t need an inspection.”
✅ Even well-maintained homes can have hidden issues, such as faulty wiring or plumbing leaks.
❌ “A home inspection and appraisal are the same thing.”
✅ An appraisal assesses value, while an inspection evaluates condition.
❌ “A home inspector will find every single problem.”
✅ Inspectors provide a thorough but non-invasive assessment. They can’t see behind walls or under flooring.
Practical Applications: How to Make the Most of Your Home Inspection
✅ Hire a certified inspector – Look for state-licensed professionals with strong reviews.
✅ Attend the inspection – Gain firsthand insights into the home’s condition.
✅ Ask questions – Understand potential maintenance costs and future concerns.
✅ Use the report for negotiations – Adjust price or request repairs before finalizing your purchase.
A home inspection is an investment in your future home’s safety and value.
📖 Next Steps: Learn more about inspections, appraisals, and closing on a home in our step-by-step homebuying guide.
What to Expect with a Home Inspection
Buying a home is likely the biggest investment you’ll ever make. A home inspection gives you a better understanding of the property, discovering any underlying issues with the home, so that you can complete your home purchase with confidence.
Your real estate agent should be able to recommend several well-qualified home inspectors, or you can choose your own inspector. Your real estate agent can also answer any questions you have about the inspection process or the resulting inspection report about the overall condition of the home.
Who schedules a home inspection and when?
The home inspection should take place after you make your offer but before you close on the home. As the homebuyer, you are responsible for hiring an inspector and scheduling the inspection.
Typically, the homebuyer is also responsible for paying for the inspection, but this is something you may be able to negotiate with the seller.
In some cases, the seller will have the home inspected before listing it. This pre-listing inspection isn’t required, but it gives the seller the option to fix any potential issues before they come up during the buyer’s inspection.
Even if the seller has done an inspection before listing the house, you should still arrange for a home inspection by an inspector of your choice before closing.
What happens during a home inspection?
During a home inspection, the inspector will look at the home’s interior and exterior features to identify any health, safety or mechanical issues. The inspector will look at the following:
- Roof
- Plumbing
- Electrical components
- Appliances
- Heating and air conditioning systems
- Ventilation
- Windows
- Fireplace and chimney
- Foundation
- Attic and any of its visible insulation
- Basement
- Floors
After completing the inspection, you’ll get a detailed report about the overall condition of the home, including any issues and necessary or recommended repairs.
As the potential new owner, it’s recommended that you be present for the inspection. That way, the inspector can explain the results directly to you, and you can ask questions about the findings.
What happens if a home fails inspection?
It’s important to note that a home inspector does not pass or fail a home. Instead, the inspector will point out conditions that may require repair or replacement.
If the inspection uncovers major issues with the home, and if you have an inspection contingency clause in your purchase agreement, your contingency gives you the chance to back out of your offer within a specific timeframe without penalty.
You might consider asking the seller to make the repairs or negotiating the sale price before walking away from buying the home.
Is a home inspection required to buy a home?
A home inspection is strongly recommended as part of the homebuying process. The home inspection will reveal any underlying or potential problem areas in the home before they become bigger, costlier issues for you.
If the inspection reveals no red flags, you can proceed with the confidence that you’re making a solid investment.
Note: Lenders don’t always require a home inspection, but they do require an appraisal, which considers both the value of the property and its condition.
