What Happens During a Home Inspection, and What to Do About It

What happens during a home inspection and what to do about it

Almost every home inspection finds something. That's not a reason to panic, because it's the point of the inspection. The question isn't whether issues will surface, but which ones matter and what to do about them.

What the inspector is looking for

A licensed home inspector will evaluate the structural condition of the home, the roof, the foundation, the electrical system, plumbing, HVAC, windows, and insulation. The inspection typically takes two to four hours depending on the size of the property. You should be present if at all possible, as walking through with the inspector gives you context that the written report alone doesn't convey.

How to read the report

Inspection reports are long and often alarming-looking. They're designed to be comprehensive, not to assess severity. Read with a sense of proportion. A list of 40 items doesn't mean the home is falling apart; it means the inspector did their job.

Sort findings into three buckets: safety issues, significant defects, and minor items. Safety issues, such as faulty wiring, gas leaks, and carbon monoxide risks, are non-negotiable. Significant defects, like a failing roof, foundation cracks, or an aging HVAC system, affect value and need to be priced into your decision. Minor items are normal wear and tear.

What you can negotiate

After receiving the inspection report, you have several options. You can ask the seller to make repairs before closing. You can request a price reduction to account for the cost of repairs you'll handle yourself. You can ask for a credit at closing. Or you can accept the home as-is if the issues are minor or already reflected in the price.

Your agent will advise on what's reasonable to ask for given current market conditions. In a seller's market, asking for cosmetic repairs can cost you the deal. Asking for remediation of a genuine safety issue is always reasonable.

When to walk away

If the inspection reveals issues that significantly exceed your budget to repair, or if the seller refuses to negotiate on legitimate defects, it may be the right decision to walk away. That's what the inspection contingency is for. Losing earnest money is painful. Buying a home with undisclosed structural problems is worse.

Have questions about what to expect from an inspection on a specific property? Get in touch, as we're happy to talk through it before you make a decision.