You've made the offer, the seller accepted, and suddenly you're neck-deep in the whirlwind of buying a home. Between securing a mortgage, lining up homeowners insurance, coordinating your move, and racing toward closing, it's easy to rush through what may be the most revealing step in the process: the home inspection.
Yet, this is the moment when you can slow down and truly get to know the house you're about to buy. A home inspection isn't just a formality—it's your one opportunity to see what's beneath the surface before you commit. From roof to foundation, a licensed inspector will examine the property's critical systems, structural components, and safety features. And while the report they provide is essential, being physically present during the inspection can make all the difference.
Experts strongly advise that buyers attend their inspection in person. Spending two to four hours walking the property with the inspector gives you a firsthand look at any issues, provides clarity you might not get from reading a report alone, and gives you a better understanding of how to maintain your future home. It also arms you with leverage if major concerns arise—giving you negotiating power before closing.
Before heading to the inspection, plan accordingly. Leave the kids and pets at home so you can focus. Dress appropriately for crawlspaces, basements, and muddy yards—this isn't the time for sandals. You'll want to follow your inspector everywhere, and some of the most serious red flags can hide in the least glamorous corners of the property.
During the inspection, use the time wisely. Ask questions and observe carefully. Buyers often make offers based on brief tours—sometimes just 15 minutes long. The inspection is your chance to slow down, double-check your impressions, and confirm that what you thought you were buying matches what you're actually getting.
Listen closely to your inspector's commentary. They likely won't tell you outright whether or not to buy the house, but they may drop hints. Words like "major," "significant," or "immediate repair" should raise red flags. And watch for coded language—"fungal material," for example, is often used in place of the word "mold" due to liability concerns.
Your inspector will also show you critical systems you'll need to know as a homeowner—like the electrical panel, water main shutoff, and furnace emergency switch. It's helpful to see these in person, even if they're labeled in the report, so that you know exactly where they are if there's ever a problem.
Be sure to ask for referrals if any issues require further review. Inspectors are generalists—they might note signs of damage or potential problems but aren't specialists in plumbing, roofing, or structural engineering. If something seems wrong with the foundation, waste line, or septic system, they can point you to professionals who can offer a more detailed evaluation. Spending $175 on a sewer camera inspection, for instance, could save you from a $15,000 replacement bill later.
Once the inspection report is complete, usually within a day or two, it's time to strategize with your real estate agent. You can use the report to request repairs, a price reduction, or seller credits at closing. But it's smart to focus your negotiations on major issues—items affecting the roof, HVAC system, or safety and health hazards like radon or pests. Sellers are typically more open to resolving those problems than they are to fixing loose doorknobs or squeaky floors.
Negotiating successfully often depends on the market. In a buyer's market, you may be able to request more fixes or concessions. In a competitive seller's market, though, sellers might be less flexible—especially if other buyers are waiving inspections altogether. That's why it's critical to identify what matters most to you and where you're willing to compromise.
Sometimes, sellers will offer a credit at closing instead of making the repairs themselves. This allows you to handle the work later on your terms. But remember: sellers won't likely pay for premium upgrades—if they agree to replace the roof, don't expect luxury shingles unless you're covering the cost difference.
And if the problems are too extensive or the seller won't budge, don't be afraid to walk away. "Sometimes the best deal you do is the deal you don't do," says Bob Acuff of RE/MAX Services.
Even after closing, your inspection report remains valuable. Use it as a checklist for future maintenance and repairs. And don't hesitate to reach out to your inspector with questions down the road. Many, like Don Norman of BPG Inspections, offer continued support at no extra cost—years after the inspection is done.
In the rush of buying a home, the inspection can feel like one more hurdle to clear. But treat it as what it truly is: your chance to make an informed, confident decision about one of the biggest purchases of your life. Your future self will thank you.
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