The home inspection process: what every buyer should know
The purpose of a home inspection is to determine the condition of the property and its components on the day of the inspection. It is a "snapshot in time" of the home on that day: Is the property structurally sound? Are there material defects of major components? Are there any major safety hazards?
What to expect on inspection day
How long does it take?
Home inspections typically last 2.5 to 3 hours.
This time varies depending on type of home, age, and size.
We arrive early
Typically, a home inspector will arrive early to start on the exterior and make initial observations before anyone else arrives.
Follow along
It is recommended to follow the inspector and ask questions throughout the process.
Running late?
If the entire home inspection cannot be attended, it is most valuable to show up at the end. This way, the inspector can still share a verbal summary and overview.
Just for the buyer
A home inspection is intended to give the buyer transparency and information about the property. Additional attendees are not recommended.
No pets, please
Similar to family and friends being discouraged during the home inspection, we recommend that you do not bring pets to the inspection. This is not completely your home yet, and it can interfere with the inspector.
What a home inspection is, and what it is not
What we do
- We are generalists. Home inspectors perform a visual inspection only. Much like a doctor, we may refer or recommend further evaluation of specific items.
- We look for the $2,000+ concerns, not punch-list items worth $200.
- We will find things. It is a home inspector's job to find defects and issues with a property, regardless of how new or well-kept the property is.
- We recommend next steps based on our observations, with a photo-documented report the next business day.
What we do not do
- Not a code inspection. A home inspection is a general visual inspection, not a code compliance inspection.
- No repairs or troubleshooting. The inspection is non-invasive and non-destructive. If an appliance or system does not function, we will not troubleshoot or try to fix it.
- No cost estimates. The report describes condition ("this roof is beyond its life expectancy and should be evaluated") rather than pricing repairs.
- No cosmetics. A home inspection does not assess cosmetic items such as dated carpet or wallpaper.
- Items that are shut off stay off. Something turned off may be off for a reason; turning it on could cause damage. Technical testing (radon, asbestos, mold, air sampling) is separate and may require seller approval.
- Furniture stays put. Inspectors are not required to move furniture or belongings; obstructed systems cannot be reported on.
- Not an insurance policy. A home inspection documents one day in the home's life.
The post-inspection resolution process
Absorb the entire inspection first. Buyers should process the whole report before deciding which items to bring to the seller's attention. Then weigh: the state of the housing market, your desire for the home, the size and cost of repairs, the severity of the problem, future renovation plans, your budget, time on the market, and the home's history and age.
Typically negotiable
- Major defects (leaking roof, foundation issue)
- Major safety hazards (gas leak, unsafe wiring)
Typically non-negotiable
- Deferred maintenance items
- Aged components
- Inexpensive repairs
- Outbuilding issues
- Cosmetic issues
- Issues the seller already disclosed
Resolution options
Ask the seller to make repairs or hire a professional; barter with appliances (may need a sales receipt); or arrange for the buyer to be responsible for the first set dollar amount.
Money options
Ask for a credit towards closing costs, or ask to reduce the sale price.
Walk or proceed
Deliver notice of defect and mutual release, or move forward with the deal as-is.
You are covered after closing, too
Every Homesight inspection includes the only six-month post-inspection warranty in the industry, plus mold, sewer, radon, and five-year roof coverage, free.
Ready to schedule your inspection?
Over 1,500 items evaluated, second-level review, and an easy-to-read report the next business day.