You've found a home you love, your offer was accepted, and now it's time for the home inspection. This 2-3 hour examination could reveal $50,000 in hidden problems—or confirm you've found a solid house. Here's how to get the most from your inspection and understand what the findings mean.
Why Home Inspections Matter
Even beautiful homes can hide expensive problems:
- Foundation issues costing $30,000+
- Knob-and-tube wiring requiring complete rewiring
- Hidden water damage leading to mold
- Roof repairs running $15,000+
- Outdated plumbing needing replacement
A few hundred dollars for an inspection can save you tens of thousands.
Choosing a Home Inspector
Qualifications to Look For
- Certified by a recognized body (CAHPI, OAHI, etc.)
- Errors and omissions insurance
- Minimum 200-300 inspections completed
- Positive reviews and references
Questions to Ask Before Hiring
- What's included in your inspection?
- How long have you been inspecting?
- Can I attend the inspection?
- What's your report format?
- Do you carry insurance?
What It Costs
| <p> | Market | Typical Range |
|---|---|---|
| Detached home | $400 - $600 | |
| Condo | $300 - $450 | |
| Large/older home | $500 - $800 | |
| Additional tests (radon, etc.) | $100 - $200 each | </p> |
Don't cheap out—a thorough inspection is worth every dollar.
Before Your Inspection
Prepare to make the most of your inspection:
- Get pre-approved so you know your budget for any repairs
- Review the property disclosure statement
- Make a list of specific concerns
- Plan to attend the full inspection (2-3 hours)
- Wear comfortable clothes and shoes
What Inspectors Check
A standard inspection covers:
Exterior
- Roof: Age, condition, signs of wear, flashing
- Siding/Brick: Cracks, damage, water infiltration signs
- Foundation: Cracks, settling, water damage
- Grading: Slope away from house for drainage
- Windows/Doors: Seals, operation, weatherstripping
Interior
- Electrical: Panel capacity, wiring type, outlets
- Plumbing: Pipe material, water pressure, drainage
- HVAC: Age, condition, operation of furnace/AC
- Insulation: Attic insulation levels, vapor barriers
- Ventilation: Bathroom fans, range hood, overall airflow
Structure
- Foundation: Interior inspection for cracks, moisture
- Framing: Visible structure where accessible
- Floors: Levelness, squeaks, condition
Wet Areas
- Bathrooms: Tile, caulking, ventilation, toilet stability
- Kitchen: Plumbing connections, appliances
- Basement: Water intrusion signs, sump pump, moisture
Major Red Flags to Watch For
These issues can be deal-breakers or require significant negotiation:
Structural Problems
- Major foundation cracks: Horizontal cracks or stair-step cracks in block foundations
- Sagging rooflines or floors: Indicates structural failure
- Signs of previous fire damage: Look for charred wood in attic/basement
Water Issues
- Active water intrusion: Wet basement, running water during inspection
- Extensive mold presence: Beyond surface cleaning
- Damaged/sagging roof structure: Water damage from above
Electrical Hazards
- Knob-and-tube wiring: May be uninsurable without replacement
- Aluminum wiring: Fire risk, needs special handling
- Undersized panel: 60-amp or less for modern needs
Environmental Concerns
- Asbestos materials: Vermiculite insulation, old floor tiles, pipe wrap
- Lead paint: Homes built before 1978
- Underground oil tank: Removal costs $10,000-$25,000+
Attend Your Inspection
If at all possible, be there for the inspection. You can:
- Ask questions in real-time
- See issues firsthand
- Understand severity better than from a report
- Learn about the home's systems
Plan for 2-3 hours for a typical home.
Questions to Ask Your Inspector
During the inspection:
- What are the most significant issues you've found?
- Is this normal wear and tear or concerning?
- What's the approximate cost to repair?
- How urgently does this need attention?
- Would you recommend further specialist inspection?
- Is this home typical for its age?
- What would you prioritize if buying this home?
Understanding the Inspection Report
Reports can be 40+ pages. Focus on:
Safety Issues
These need immediate attention:
- Electrical hazards
- Structural concerns
- Fire risks
- Health hazards
Major Defects
Expensive repairs that affect livability:
- Roof replacement
- Foundation repairs
- HVAC replacement
- Major plumbing issues
Minor Issues
Normal maintenance items:
- Caulking repairs
- Minor electrical fixes
- Cosmetic issues
- Small plumbing repairs
After the Inspection: Your Options
Option 1: Proceed as Is
If issues are minor or acceptable, continue with the purchase.
Option 2: Request Repairs
Ask the seller to fix specific issues before closing.
Option 3: Request a Price Reduction
Negotiate a lower purchase price to account for needed repairs.
Option 4: Walk Away
If major issues are discovered, you may exercise your condition and exit the deal.
FAQ
Q: Can a seller refuse to allow an inspection?
A: Technically yes, but most sellers allow inspections. Refusal is a major red flag.
Q: Should I skip the inspection in a hot market?
A: Very risky. Consider a pre-offer inspection instead.
Q: What if the inspector misses something major?
A: Inspectors carry errors and omissions insurance, but coverage has limits. They're generalists, not specialists.
Q: Do I need specialized inspections too?
A: Sometimes. Consider WETT for wood stoves, septic inspections, well tests, or mold testing if indicated.
Q: How do I find a good inspector?
A: Ask your mortgage broker or realtor for recommendations, check reviews, and verify credentials.
What's Next
A thorough inspection protects your investment. Before you even make an offer, get pre-approved to know your budget for both the purchase and any repairs you might discover.
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