A home inspection is a crucial step in the home-buying process. It provides a clearer picture of a property’s condition, helps buyers make informed decisions, and can even influence negotiations. However, not all inspectors are created equal, and choosing the right one is essential.
This guide will walk you through what home inspections cover, what they don’t, how to find a reputable inspector, and how to use the inspection report to your advantage.
What Does a Home Inspector Do?
Think of a home inspector as a general practitioner for a house. They aren’t specialists in plumbing, electrical work, or structural engineering, but they have a broad understanding of all major home systems. Their job is to assess potential issues, flag safety concerns, and provide a detailed report outlining their findings.
A typical home inspection covers:
- Roof – Checking for leaks, missing shingles, or structural damage.
- Foundation & Structure – Identifying cracks, settling, or potential integrity concerns.
- Plumbing – Looking for leaks, water pressure issues, and aging pipes.
- Electrical Systems – Ensuring wiring, outlets, and panels meet safety standards.
- HVAC Systems – Evaluating heating, cooling, and ventilation functionality.
- Major Appliances – Checking their operation and lifespan estimates.
While inspectors provide a comprehensive assessment, they don’t open walls, test for pests (unless visible signs exist), or inspect specialized features like pools, septic systems, and chimneys in detail. If you need those areas examined, you’ll want to hire a specialist.
How to Choose a Quality Home Inspector
Not all inspectors have the same level of expertise, so it’s important to do your research. Here are key factors to consider when selecting an inspector:
1. Credentials & Certifications
If licensing is required in your state, ensure the inspector is licensed and bonded. Even if not mandatory, look for certifications from professional organizations, which indicate training and expertise.
2. Experience & Background
How long has the inspector been in business? What was their previous profession? Experience with homes of different ages and styles is valuable, as different properties have unique issues.
3. Sample Reports
A good inspector should provide a sample report upon request. A quality report should include clear descriptions, images, and actionable recommendations. If the report is vague or lacks detail, it’s a red flag.
4. Reviews & Referrals
Check online reviews from sources like Google and the Better Business Bureau. Ask for recommendations from trusted professionals who have experience with multiple inspectors.
5. Ethical Standards
Beware of inspectors who offer to “clean up” reports to make a deal easier. A reputable inspector provides a thorough and honest assessment, no matter the findings.
Questions to Ask Your Inspector
Before hiring an inspector, ask the following questions to ensure they meet your needs:
- What does your inspection cover? Ensure they examine all major systems.
- How long does an inspection take? A thorough inspection typically takes 2-3 hours, but it can be longer for larger or older homes.
- Can I be present during the inspection? The answer should always be yes! Attending allows you to learn more about the home firsthand.
- Do you provide digital reports with photos? A well-organized report with images makes it easier to understand issues.
- Do you have experience with homes of this age/style? Different homes come with different concerns. Ensure your inspector has relevant experience.
How to Use Your Inspection Report
Once the inspection is complete, you’ll receive a detailed report outlining the home’s condition. From there, you’ll need to decide how to proceed. Typically, negotiations fall into one of three categories:
- Requesting Repairs – The seller may agree to fix major issues before closing.
- Negotiating a Credit – Instead of repairs, the seller may offer a credit to cover future fixes.
- Accepting the Home As-Is – If the issues are minor or the market is competitive, buyers may choose to move forward without requesting changes.
If major issues arise—such as foundation failure or serious electrical hazards—buyers may decide to walk away. That’s why having an inspection contingency in your contract is essential.
Final Thoughts
A home inspection is an invaluable tool in the home-buying process. Choosing a reputable inspector ensures you receive a thorough and honest evaluation of the property. Do your research, ask the right questions, and use the inspection report as a guide for informed decision-making.
While no home is perfect, focusing on major structural, safety, and health concerns during negotiations will help you navigate the process with confidence.
Join Shey and Michele on this weeks market update video as they discuss more in depth!