What to Expect During a Home Inspection
A home inspector can help you determine whether your dream home could become a nightmare
Highlights
A home inspection examines every part of your home for safety and maintenance.
Your home inspector will look at everything from electrical and plumbing to the foundation.
A home inspection costs between $300 to $400, with an average cost of $350.
Your payment will be due the day of your home inspection.
A full inspection report is sent to home buyers and owners in the following days or weeks.
Hiring a professional home inspector is the best way to make sure a home is in good condition before you make a purchase.
A home inspector is someone you can hire to examine every nook and cranny of your home before you buy or sell it. They can offer a professional assessment and identify any problem areas that may turn your dream home into a money pit.
Not sure what to expect from your upcoming home inspection? Here’s what your home inspector will (and won’t) do when they take a closer look at the home.
What Is a Home Inspection?
A home inspection is a top-to-toe look at every aspect of your home. A professional home inspector examines everything from plumbing and electrical systems to your home’s foundation and then provides you with a report on the condition.
Home inspections are typically required when buying and selling a home, but they can also be a good opportunity to check up on any safety concerns and catch maintenance issues before they become a problem.
Home inspections usually take between two to three hours, though the size and condition of your home can also influence how long your home inspection will take.
What Does a Home Inspector Do?
Knowing what to expect from your home inspection helps you prepare and gives you a chance to gather any questions you might have. Here are the basics of what your home inspector will usually do when they arrive:
1. Inspect the Property
As the name of their profession indicates, your inspector will investigate every area of the home’s exterior and interior. They will cover a lot of ground, including:
Exterior structures: The roof, exterior foundation, chimney, and gutters
Interior structures: Basements, crawl spaces, and windows
Home systems: HVAC units, appliances, and exposed ductwork
Utilities: Electrical and plumbing systems
Whether you’re the current homeowner or the potential future owner of the home, it’s a good idea to be present during the inspection. This is a perfect way to see what the inspector is noting (allowing you to have a better idea of any problem areas), but you can also take the opportunity to use your inspector as a resource.
They may be able to point out certain things around the house that aren’t problematic, but that are good to know once you live there. For example, an inspector may notice that the current homeowners are using the wrong type of filter in their HVAC unit and advise you to change that.
2. Answer Your Questions
As mentioned above, home inspectors are a wealth of home-related information, and most of them are more than happy to spread that knowledge to homeowners. If you have questions about something—like why the beams in the basement are sagging—you should ask them during the inspection.
Your inspector can address your concerns and tell you why you should (or shouldn’t) worry about what’s giving you pause about your purchase. Keep in mind that some home inspectors might prefer to answer questions at the beginning or end of the appointment to avoid distractions. If you’re not sure where to start, take a look at a list of questions to ask your home inspector to get the ideas flowing.
3. Take Photos and Videos
In addition to creating a detailed report about what they’ve uncovered during your inspection, a home inspector will also take photos (and sometimes videos) of the areas in question.
This step can be especially important when they’re in areas that you may not be comfortable checking yourself, such as the attic. Detailed home inspections that include photos and videos are crucial elements when it comes to negotiating repairs prior to closing.
4. Venture Into Hard-to-Reach Spots
During the inspection process, your inspector will likely go to a few places that you’d rather not, like the attic crawl space or onto the roof. It’s okay to watch this part from afar and then ask if they discovered anything worth noting when they return.
If they find any major issues, you may decide to tag along and take a peek into your crawl space to see what they found. Keep in mind that this step is essential to the home inspection process, so ensure that your home inspector ventures into the hard-to-reach areas.
5. Provide an Unbiased Perspective
A home inspector won’t give your home a pass or fail grade. Instead, they’ll give you a list of uncovered issues and any additional inspections they suggest (like an inspection and certification for your water well). They’ll also provide you with their unbiased professional opinion on the severity of any problems or damage.
While they may make some strong recommendations regarding the issues they found, home inspectors won’t tell you whether you should pull out of your contract and keep looking for a new home—no matter what they uncover.
6. Provide a Home Inspection Report
Once your inspection is complete, your home inspector will write up a formal home inspection report. This will include details about any points of concern in the home as well as the severity level. Typically they’ll also include recommendations and potential consequences if the issue is left unaddressed.
A home inspection report is essential if you’re thinking about buying a new home, as it will let you know whether there are any red flags to worry about (and whether they’re deal breakers or just a quick fix). If you’re getting a routine home inspection, the inspection report can provide peace of mind or give you good tips on areas that need a little maintenance.
How Much Does a Home Inspection Cost?
The cost of a home inspection typically ranges from $300 to $400, with an average cost of $350. This can vary depending on where you live and the size and condition of your home. For example, old home inspections may cost slightly more since they often require a more in-depth inspection. Many home inspectors also charge a fixed rate for homes up to 2,000 square feet, though some offer lower rates for smaller spaces like mobile homes and condos.
If you’re looking at buying a new home, it’s usually the buyer who pays for the home inspection. This can be beneficial because it lets you find someone unbiased who can give you a clear picture of your potential home and any concerns. If you’re planning to sell, you may want to conduct your own inspection beforehand so you can make any repairs and set a fair price.
If you haven’t already paid for it, expect to cut a check on the day of your inspection. Be sure to ask about payment methods and timing when you schedule your inspection, especially if you want to put the cost on your credit card.
Other Types of Home Inspections
Home inspections aren’t just for buying and selling, they’re also a good chance to make sure your home is safe and well-maintained for the future. Some different types of specialty inspections like electrical inspections are conducted every three to five years, while others like foundation inspections are required less frequently.
Other types of inspections include:
If you live in an older home, you may also want to look into specialty inspections for asbestos and lead paint.
These types of inspections are valuable because they take a look at things that might be hiding under the surface of your home. They can give you an essential heads up about problems that could become costly down the line.
What Happens After the Home Inspection?
Once you’ve completed the inspection and received your inspection report, you’ll be better prepared to decide whether you want to go through with the sale. If there are any repairs that need to be made, you can talk to the seller about negotiating the sale price. You might want to request that they make repairs before the sale or simply deduct the cost of major repairs from the price.
Many purchase contracts also include a conditional clause based on the home inspection. If your inspection turns up something unexpected, this usually gives you the option to walk away from the sale if you’ve discovered significant issues with the property.
DIY Home Inspections vs. Hiring a Professional
A good home inspection is the best way to make sure that your dream home really is as dreamy as it looks. Professional home inspectors in your area are qualified to look for everything from electrical issues to faulty plumbing, and they can give you an unbiased perspective on the condition of a potential new home.
If you’re shopping for a new home, chances are you’re looking at a few different places. This early phase is a great chance to conduct a DIY inspection before you bring in a professional. Taking a walk through potential properties lets you assess whether there are any obvious issues, so you don’t spend on inspections for places that aren’t serious candidates. It’s also an opportunity to come up with questions for your inspector when you do find a great spot.
Once you’ve taken a preliminary look, it’s time to bring in the pros so they can answer questions, catch hidden concerns, and deliver that all-important inspection report before you make the final sale.