What Happens During a Home Inspection — and Why It Matters

Choose an inspector who is licensed in your state and not referred by the seller or listing agent. Look for inspectors certified by recognized professional organizations such as the American Society of Home Inspectors (ASHI) or InterNACHI. Ask your buyer's agent for references, but verify credentials yourself. Fees typically range from $300 to $500 for a standard single-family home, though larger or older homes may cost more.

Most purchase contracts give buyers 7–14 days after an accepted offer to complete inspections. Schedule immediately after your offer is accepted — inspectors in active markets book up quickly. Missing the contingency deadline can forfeit your right to negotiate based on findings, so treat this as a firm deadline, not a suggestion.

Plan to be present for the full inspection, which typically runs 2–4 hours. The inspector will examine the roof, foundation, exterior, attic, insulation, electrical panel, plumbing, HVAC systems, windows, doors, and all visible interior spaces. Walking alongside the inspector lets you see issues in context rather than interpreting photos in a written report after the fact.

A general home inspection is a visual, non-invasive assessment. Inspectors do not move furniture, open walls, or test systems under simulated conditions. They identify visible defects, deferred maintenance, and potential safety concerns. They do not confirm code compliance, provide repair cost estimates, or guarantee that hidden problems do not exist. If they flag the electrical panel or crawlspace drainage as areas of concern, budget for a specialist follow-up.

Depending on the home's age, location, and condition, several specialized tests may be worth the additional investment:

• Radon testing — recommended in many U.S. regions; the EPA advises action at or above 4 pCi/L
• Sewer scope — critical for homes over 30 years old with older cast-iron or clay drain lines
• Mold or air quality testing — warranted if the inspector notes moisture intrusion or musty odors
• Chimney inspection — required if the home has a wood-burning fireplace or older flue

These are typically scheduled and paid for separately, and results may or may not arrive before your contingency deadline — confirm turnaround times upfront.

Inspection reports can run 40–80 pages and flag dozens of items — don't panic. Triage findings into three categories: safety hazards (require immediate correction), major defects (structural, mechanical, or costly to repair), and maintenance items (normal wear that any homeowner should address over time). Focus negotiation efforts on the first two categories. Cosmetic issues and minor maintenance items are generally not worth re-opening price discussions.

Once you've identified significant defects, you have several options: request that the seller make repairs before closing, ask for a price reduction or credit at closing, or in serious cases, exercise your contingency to exit the contract. Work closely with your buyer's agent to determine which approach fits the situation. Minor issues rarely justify walking away from an otherwise sound property; major structural or safety problems may.