What Happens at a Home Inspection and How to Prepare

What Happens at a Home Inspection and How to Prepare

You have found the house, your offer is accepted, and now you are in the inspection period. This is the part where you find out what is actually going on behind the fresh paint and staged furniture. A home inspection is your best opportunity to understand the true condition of the property before you commit hundreds of thousands of dollars to it.

Here is what to expect, what to worry about, and what to let go.

What a Home Inspection Covers

A standard home inspection is a visual, non-invasive examination of the home's major systems and components. The inspector will evaluate:

• Roof: Age, condition, missing or damaged shingles, flashing, gutters
• Foundation and structure: Cracks, settling, water intrusion signs
• Electrical: Panel condition, wiring type, GFCI outlets, grounding
• Plumbing: Pipe material, water pressure, drainage, water heater condition
• HVAC: Age and condition of heating and cooling systems, ductwork
• Interior: Walls, ceilings, floors, windows, doors
• Exterior: Siding, trim, grading, drainage away from foundation
• Attic: Insulation, ventilation, signs of leaks or pests
• Crawl space or basement: Moisture, structural supports, insulation

A standard inspection does not include specialized tests for radon, mold, termites, sewer line condition, or well and septic systems. These are separate inspections you can order based on the property type and your concerns. In many markets, a termite inspection is standard or required by the lender.

How Long It Takes and What It Costs

Plan for two to four hours depending on the size and age of the home. A 1,500-square-foot ranch takes less time than a 3,500-square-foot two-story with a finished basement. Cost typically runs $350 to $600 for a standard inspection, with additional fees for radon ($150), sewer scope ($250 to $400), or mold testing ($200 to $500).

This is not a place to cut corners. The inspection fee is a tiny fraction of your purchase price, and the information it provides can save you thousands or give you the confidence that you are making a sound investment.

Should You Attend the Inspection?

Absolutely. Being present allows you to see issues firsthand, ask questions in real time, and get a feel for the home's quirks that do not always translate well in a written report. Most inspectors welcome buyer attendance and will walk you through their findings as they go.

Bring a notebook. Take photos. Ask the inspector to explain anything you do not understand. This is your chance to learn the house.

What to Look for in an Inspector

Hire your own inspector, not one the seller or the seller's agent recommends. Look for someone who is licensed in your state, carries errors and omissions insurance, and has performed at least several hundred inspections. Membership in a professional organization like ASHI (American Society of Home Inspectors) or InterNACHI indicates adherence to standards of practice.

Ask how long they have been inspecting and whether they have experience with the type of home you are buying. An inspector who primarily does new construction may miss issues common in older homes, and vice versa.

Understanding the Report

The inspection report will be detailed, often 30 to 50 pages with photos. It can feel overwhelming, but not everything in the report is a problem. Inspectors are thorough by design and will note even minor items. Here is how to prioritize:

Major concerns (deal-breakers or significant negotiation items):

• Foundation issues: significant cracks, bowing walls, active water intrusion
• Roof near end of life or actively leaking
• Electrical panel defects or hazardous wiring (knob and tube, aluminum)
• Major plumbing issues like polybutylene pipes or sewer line damage
• HVAC system failure or nearing end of life
• Evidence of structural damage or significant settling
• Active water damage or mold

Moderate concerns (worth addressing but not deal-breakers):

• Missing GFCI outlets in kitchens and bathrooms
• Minor grading issues directing water toward foundation
• Aging but functional water heater
• Minor roof repairs needed

Minor items (normal maintenance):

• Caulking needs replacement
• A few sticky windows or doors
• Minor cosmetic cracks in drywall
• Worn weatherstripping

What to Do with the Results

Your inspection contingency gives you options. You can ask the seller to make repairs, request a price reduction or closing cost credit, accept the home as-is, or walk away from the deal and get your earnest money back.

A smart approach is to focus negotiations on major items, particularly safety issues and expensive repairs. Asking a seller to fix every squeaky door and missing outlet cover tends to create friction without meaningful benefit. Ask for the big things and handle the small stuff yourself after closing.

Get repair estimates from contractors before you negotiate. Telling the seller "the roof needs work" is less effective than "three roofing companies estimate $8,500 to $12,000 for the repairs the inspector identified." Specificity gives you leverage.

When to Walk Away

Major structural problems, extensive water damage, environmental hazards like asbestos or contaminated soil, and any issue where the repair cost is uncertain or potentially massive are legitimate reasons to walk away. It is not about finding a perfect house. Every house has issues. It is about knowing which issues you can live with and afford to fix, and which ones are too risky.

The inspection period exists to protect you. Use it fully.

SOMA helps you understand how inspection results might affect your financing and what repairs lenders typically require before closing. Get informed at heysoma.ai.