What to Expect During a Home Inspection

From finding the right inspector to navigating surprises, this guide has you covered.

What Does a Home Inspector Do?

A home inspector evaluates a property for any visible issues, such as a leaky roof or faulty plumbing. Hiring one is an essential part of your due diligence as a buyer. To get the most out of the process, it’s helpful to understand the steps involved in a typical home inspection.

Pre-Inspection: Seller’s Disclosures
Before the inspection, the home inspector will review the seller’s property disclosure statement, which outlines known issues with the home. Disclosure requirements vary by state but may include information on:

Mold
Pest infestations
Roof leaks
Foundation damage
Other state-specific problems

Inspection Goals
During the inspection, the professional will:

Identify visible problems.
Suggest potential fixes.
Prepare a detailed report with photos, highlighting any observed defects.

This report is a critical tool for negotiating repairs or price adjustments with the seller.

What a Home Inspector Won’t Check

While thorough, home inspectors have their limits:

They only assess what’s visible; they won’t tear down walls or inspect hidden areas.
Safety is a priority, so they won’t climb steep roofs or enter hazardous spaces.
They can provide estimates (e.g., the roof’s remaining lifespan) but can’t predict exact outcomes.

Specialized Items Often Excluded:

Swimming pools
Wells and septic systems
Fireplaces and chimneys (though basic checks are performed)
Structural engineering concerns
The ground beneath the home

If additional assessments are needed, specialized professionals can be hired (e.g., a chimney inspector for $175–$449).

How to Choose a Qualified Home Inspector

Your real estate agent can recommend reputable inspectors, but you can also find professionals through organizations like the American Society of Home Inspectors (ASHI) or InterNACHI.

When interviewing inspectors, ask:

Are you licensed or certified? Certification requirements vary by state, but it often indicates expertise.
How many inspections have you completed? Experience matters.
What’s your fee? Inspections average $342 but vary by location, home size, and market conditions.
What do you inspect? Understand what’s included in the service.
What’s excluded? Ensure you’re aware of any gaps.
How soon will I get the report? Timely delivery (usually within 24 hours) is critical during your contract contingency period.
Can I see a sample report? This gives insight into their thoroughness and communication style.

Check online reviews on platforms like Yelp and Angi for additional feedback.

On Inspection Day: Be There

While not mandatory, attending the inspection with your agent is highly recommended. This allows you to ask questions and gain firsthand insights into the property.

What to Expect
Inspections typically last 2–3 hours, covering:

Interior: Plumbing, electrical systems, water pressure, appliance functionality, and structural concerns.
Exterior: Siding, roofing, drainage, and other visible features.

After the Inspection: Review the Report

Once you receive the inspection report, go over it with your agent.

Mandatory Repairs:
Sellers are typically required to address:

Structural defects
Code violations
Safety hazards

Negotiable Repairs:
For other issues, pick your battles. Address major concerns like faulty HVAC systems or significant plumbing issues. Avoid nickel-and-diming over minor problems like loose doorknobs.

Making Requests

Submit repair requests with specifics (e.g., “replace cracked window in living room”).
Sellers may agree, counteroffer, or decline. Be prepared to negotiate or walk away if necessary.

Key Takeaways

The home inspection is a vital step in the buying process. Remember to:

Trust your inspector’s expertise.
Use your agent’s guidance.
Listen to your gut about whether the home is worth the investment.

By staying informed and proactive, you’ll navigate the inspection process with confidence — and take one step closer to owning your dream home.