Navigating Home Inspections


One in four deals fall through due to inspection issues—don’t let yours be next.
Whether you're buying your first home or your fifth, the home inspection is one of the most important steps in the entire process. It protects you from costly surprises and gives you confidence that you're making a smart investment.

But many buyers don’t fully understand what to expect—or how to handle inspection results.

In this guide, we’ll walk you through everything: what inspections include, how to prepare, what red flags to watch for, and how to respond when the results are in.

What Is a Home Inspection?

A home inspection is a professional, third-party review of the property's condition, typically ordered by the buyer after the offer is accepted. The goal is to identify any existing or potential issues that might affect:

  • Safety

  • Functionality

  • Value

It usually costs between $300–$600 depending on the home’s size and location.

🟩 Pro Tip: The home inspection is different from the appraisal. The inspection checks condition, while the appraisal checks value.

Why Home Inspections Are Critical

No matter how perfect a home may seem, looks can be deceiving. An inspection could reveal:

  • Foundation cracks

  • Roof damage

  • Electrical hazards

  • Plumbing leaks

  • Mold or pest infestations

These aren’t just minor annoyances—they can cost thousands in repairs or even affect your financing.

📉 Stat: According to the American Society of Home Inspectors, 86% of inspections reveal something that needs attention.

When Does the Inspection Happen?

The home inspection typically takes place right after your offer is accepted. Most contracts include an inspection contingency, which gives you a set number of days (often 5–10) to complete the inspection and request repairs or back out.

If issues are found, you can:

  1. Ask the seller to make repairs

  2. Request a credit or price reduction

  3. Walk away and keep your deposit (if within your contingency window)

🕒 Pro Tip: Schedule the inspection ASAP—especially in competitive markets. Delays could cost you the home.

How to Choose a Home Inspector

Not all inspectors are the same. Look for someone who is:

  • Licensed and certified (check with ASHI or InterNACHI)

  • Experienced with homes in your area

  • Highly rated on Google or Yelp

  • Willing to let you attend and ask questions

Your real estate agent can likely recommend a few trusted professionals—but the final choice is yours.

✅ Pro Tip: Always read sample reports before hiring. Look for clear language, photos, and detailed notes.

What Does the Inspector Look At?

A standard home inspection covers all visible systems and major components of the home, including:

  • Roof and attic

  • Foundation and structure

  • Walls, ceilings, and floors

  • Doors and windows

  • Electrical system

  • Plumbing system

  • HVAC (heating and cooling)

  • Appliances

  • Drainage and grading

🛠️ Pro Tip: Inspections are visual only. The inspector won’t open walls or check hidden areas unless there's obvious concern.

What’s Not Covered?

There are limits to a standard home inspection. Typically, it won’t include:

  • Sewer lines (unless scoped separately)

  • Swimming pools or spas

  • Chimneys (in-depth)

  • Septic systems

  • Mold, radon, or termites (unless you request it)

You may need specialized inspections for these. Your agent or inspector can recommend extras based on what they find.

⚠️ Pro Tip: If the home is older or in a flood zone, consider adding extra inspections like radon, sewer, or foundation checks.

Can You Attend the Inspection?

Yes—and you should.

Being present lets you:

  • Ask the inspector questions in real time

  • See issues firsthand

  • Understand the severity of each finding

  • Get maintenance tips

The full inspection takes about 2 to 3 hours, depending on the home’s size. Come prepared with a notebook and wear comfortable shoes.

🔍 Pro Tip: Ask the inspector to explain anything you don’t understand. No question is too small.

Understanding the Inspection Report

After the inspection, you’ll get a written report (usually within 24 hours) that lists all findings—major and minor.

You might see:

  • “Functional but outdated electrical panel”

  • “Active leak under kitchen sink”

  • “GFCI outlets missing in bathroom”

The report may seem overwhelming, but remember: no home is perfect.

Your agent and inspector can help you decide:

  • Which issues are serious

  • Which are normal wear and tear

  • What to request from the seller

📘 Pro Tip: Focus on safety issues, structural damage, or anything that could cost more than $1,000 to fix.

What If the Inspector Finds Problems?

Almost every inspection reveals some issues. Your options include:

🛠️ Ask for Repairs

You can request that the seller fix certain items before closing.

💰 Ask for a Credit

Sellers may offer a credit at closing to cover repairs. This way, you handle the work after moving in.

🤝 Renegotiate the Price

If the issues are big enough, you can ask for a lower sale price.

🚪Walk Away

If problems are major (like foundation issues or mold), and the seller won’t budge, you may decide to cancel the deal.

🟢 Pro Tip: Be reasonable. Don’t expect a brand-new home—focus on safety and big-ticket items.

What Sellers Are (and Aren’t) Required to Fix

In most cases, sellers aren’t required to fix anything unless it was agreed to in your contract. However, many will negotiate on:

  • Plumbing leaks

  • Roof repairs

  • Electrical hazards

  • Broken appliances

They’re less likely to fix:

  • Cosmetic issues (paint, scuffs)

  • Minor cracks

  • Loose doorknobs

💡 Pro Tip: A seller may be more flexible if their home has been on the market for a while or if there are no backup offers.

How to Avoid Common Mistakes

Many buyers make these errors during the inspection process:

  • Skipping the inspection to “win” the deal

  • Not attending the inspection in person

  • Overreacting to minor findings

  • Not reviewing the report in full

  • Missing the contingency deadline

Avoid these, and your inspection process will go much smoother.

🧠 Pro Tip: Always work closely with your agent—they’ve seen hundreds of inspections and know how to guide you.

What Happens After the Inspection?

Once you receive the report and decide on next steps, your agent will:

  1. Draft a repair request or credit proposal

  2. Submit it to the seller or their agent

  3. Negotiate terms

  4. Document everything in writing

Once both sides agree, you move forward toward closing. If you can’t agree, you may cancel and get your earnest money back (as long as you’re within the deadline).

📋 Pro Tip: Keep all inspection and repair requests documented in writing for legal protection.

Final Thoughts: The Power of a Good Home Inspection

A home inspection gives you knowledge—and knowledge is power. With the right inspector, clear expectations, and a smart strategy, you can use the results to:

  • Make informed decisions

  • Negotiate confidently

  • Avoid costly surprises after move-in

Never skip this step. It’s one of the best tools a buyer has.

Have You Had a Home Inspection Experience?

What did your inspector find? Did it affect your decision? Share your story in the comments and help other buyers learn from real-life examples!

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