You’re officially under contract and on your way to buying your new home! You might be picking paint colors, packing boxes and saving decorating ideas. I love that for you, but before we get too far ahead, let’s pause and focus on how the home actually functions. That’s where the home inspection comes in.
Buying a home is a big deal. The inspection is your chance to look “under the hood” before you fully commit. This is your time to learn as much as you can about the home’s condition. The inspection helps you avoid major surprises after you move in and make sure you feel confident about your purchase.
What Are the Most Common Types of Home Inspections?
1. Home Inspection (The Big One)
This is the main inspection. A licensed inspector checks the major parts of the home. This includes the roof, foundation, structure, plumbing, electrical, HVAC, windows, insulation, and more.
They test outlets, run appliances, look for leaks, and check the age and condition of systems. They focus on safety, function, and overall condition.
Inspectors can’t see inside walls or predict the future. But they are trained to spot red flags and signs of wear that could become bigger problems later.
2. Radon Inspection
Radon is a natural gas that comes from soil. You can’t see it, smell it, or taste it. Long-term exposure can cause serious health issues, including lung cancer.
A radon test measures the level of gas in the home. If levels are high, a mitigation system can be installed to lower them to a safe range.
3. Sewer Scope or Septic Inspection
Sewer Scope:
If the home is connected to public sewer, a small camera is sent through the sewer line from the house to the street. I like to call it a “colonoscopy for the home.” It checks for cracks, blockages, tree roots, or collapsed pipes. Sewer repairs can be expensive, so this test can prevent a costly surprise.
Septic Inspection:
If the home has a septic system, this inspection checks the tank and drain field. It may include pumping the tank and testing how the system works. Since septic systems are underground, this step is very important.
What’s in an Inspection Report?
The report is usually broken into sections like roof, exterior, foundation, plumbing, electrical, HVAC, attic, interior, and appliances.
Each section explains:
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What was inspected
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The current condition
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Any issues found
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Maintenance tips
The report includes photos. It is often color-coded to show the level of concern:
Minor Defects or Maintenance Items – Small repairs or normal upkeep. These are common in most homes.
Marginal Defects – Items that are not working perfectly and may need repair by a handyman or contractor.
Significant Defects – Items that are not working properly or may be a safety concern. These often need further review by a specialist.
Once you receive the report, we’ll review it together. If needed, we can bring in specialists like a roofer, electrician, plumber, or structural engineer for further evaluation and estimates.
It’s important to remember: there is no such thing as a perfect inspection report. Even new construction homes have findings. That’s normal. Inspectors are trained to document everything they see. The report can feel long and overwhelming, but I’ll help you sort through it. We can also ask the inspector for clarification anytime.
What Happens Next?
After we review the report, you have three main options:
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Move forward as-is if you feel comfortable.
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Ask the seller to complete repairs before closing. (Some repairs may be required by the lender or appraiser.)
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Request a seller credit or price reduction instead of repairs.
From there, I’ll negotiate on your behalf. I’ll present your requests, manage the back-and-forth, and help you decide how to respond.
At the end of the day, the decision is always yours. Everyone has a different comfort level of what they do/don’t want to take on. Would you be happy moving forward with things as-is? What if repairs/adjustments were made? Or, would you have a sense of impending doom and be overwhelmed leading up to and after closing day? If your answer to that last question is a “yes” or even a “maybe”, this might not be the one for you (and that’s okay!). I’m here to help you find THE home, not A home!
Thanks for reading and feel free to reach out! I’m always happy to answer questions or help in any way!
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