A home is likely the largest purchase you’ll make in your lifetime, so it makes sense to have your dream house professionally inspected before closing on the sale. Even if you’re a skilled DIYer, you need a skilled and qualified inspector to find problems you might overlook and uncover serious defects. Use the vital information an inspection produces to negotiate repairs or pull out of the contract. 



    What’s Included in a Home Inspection

    First-time homebuyers should make sure the inspection covers these 14 areas:

    • Roof and gutters
    • Attic 
    • Fireplace(s)
    • Exterior surfaces 
    • Foundation
    • Plumbing
    • Electrical system
    • HVAC system
    • Room interiors
    • Basement 
    • Crawlspace
    • Grounds
    • Garage
    • Environmental contaminants — radon, asbestos, mold/mildew, lead

    It’s wise for you as a first-time homebuyer to attend the inspection so you can get a first-hand grasp of your home’s systems and any defective areas.



    Hiring an Inspector

    Request to see inspector credentials like licensing, training records, certifications, insurance, and professional memberships, which demonstrate competence and allow for complaint resolution if issues arise. Don’t hire the inspector for repairs, as it poses a conflict of interest.

    When choosing an inspector, ask:

    Look for a minimum of two years of experience.

    Avoid commercial inspectors. 

    Reach out to verify past customers’ feedback.

    Two to three hours is common for most single-family homes.

    You should receive it a maximum of 24 hours after the  inspection.

    It should thoroughly outline defects and issues that need attention.

    It varies depending on the home size and type of inspection requested, but the average is $400 to $500.


    Preparing for the Inspection

    It’s important to prepare for your home inspection. Here are some tips:

    • Review your agreement with the inspector. Understand any liability limits.
    • Ensure you’ll get a verbal summary and a detailed written report.
    • Take notes and photos during the inspection to review with the report.
    • Ask the inspector to highlight needed short-term and long-term repairs.
    Today’s Homeowner Tips

    Make a list of questions and concerns specific to the home being inspected.


    Post-Inspection Steps

    Carefully reviewing the inspection report before closing is crucial so you can: 

    1. Ask the inspector to clarify anything you’re uncertain about.
    2. Identify any dealbreaker defects that would make you walk away.
    3. Discuss the results with your real estate agent and negotiate responsibility for needed repairs.
    4. Request sellers fix minor issues like broken fixtures. 
    5. Get contractor estimates for medium and large repairs to help determine credits to request on the sale.
    6. Make sufficient arrangements to quickly complete any repairs done after closing.

    So, Is a Home Inspection Worth It?

    Based on my twenty years of experience in real estate, I strongly recommend a professional home inspection. It’s essential for all homebuyers, not just first-time buyers. The information gained makes the fee well worthwhile and helps you avoid nasty surprises later. Ultimately, a comprehensive inspection enables buyers to make a sound, informed purchase.


    FAQs About Home Inspections

    Should I attend the inspection?

    Yes, you should attend your home inspection. You’ll see issues firsthand and can ask the inspector questions.


    What if sellers had a recent inspection?

    It’s best for you as a buyer to get an independent inspection.


    How long do inspections take?

    Plan for two or three hours for most single-family homes.


    What's the typical cost?

    The average cost is $400 to $500 based on home size.


    What report format is best?

    Ask for a verbal summary and a detailed written report.


    What credentials should inspectors have?

    Inspectors should have licensing, training, certifications, insurance, and memberships in professional organizations.


    What should I look for in the agreement with the inspector?

    Watch for liability limits and exclusions on what’s covered.


    When should the inspection happen?

    Scheduling the inspection shortly after offer acceptance allows you time to negotiate repairs.


    Can I request sellers fix issues found?

    Yes, it’s reasonable to ask for minor repairs before closing.


    Editorial Contributors
    avatar for Laurie Engle

    Laurie Engle

    Expert Writer & Reviewer

    Laurie Engle is a freelance writer who provides insights to homeowners on topics such as the home warranty industry, relocation issues, and real estate trends. As a licensed Realtor since 2001 Laurie has acquired extensive expertise in dealing with home warranty companies and navigating the intricacies of the real estate market. In addition to her commitment to helping clients with their home buying and selling needs, she maintains a sharp awareness of market dynamics, including property values, interest rates, and local regulations.

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    Lee Ann Merrill

    Chicago-based Lee Ann Merrill has decades of experience writing and editing across a wide range of technical and scientific subjects. Her love of DIY, gardening, and making led her to the realm of creating and honing quality content for homeowners. When she's not working on her craft, you can find her exploring her city by bike and plotting international adventures.

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