Home Inspection

You've found a house you love and your offer got accepted. Before you sign on the dotted line, a licensed inspector spends 2-4 hours going through the property top to bottom and hands you a detailed report on what's in good shape and what's not.

The checklist is thorough: structural integrity (foundation, framing, walls), roof condition and how many years it likely has left, electrical system (panel, wiring, outlets), plumbing (pipes, water heater, drainage), HVAC (heating, cooling, ductwork), insulation and ventilation, exterior elements (siding, grading, drainage), and safety concerns like radon, mold, or asbestos indicators.

What the inspector finds usually falls into three buckets. Minor stuff—a loose doorknob, old caulking—is expected in any home. Moderate issues—an aging water heater, small roof repair—are worth noting but rarely deal-breakers. Major problems—foundation cracks, electrical hazards, a roof that needs full replacement—might mean renegotiating the price or walking away entirely.

Your purchase contract's inspection contingency is your safety net. It lets you request repairs, negotiate a price reduction, accept the property as-is, or back out without penalty if something serious turns up. Waiving this contingency to win a bidding war? That's a gamble, especially on older homes.

Sometimes you'll want specialized inspections beyond the general one: radon testing, pest or termite checks, a sewer scope (a camera sent through the sewer line), well and septic testing for rural properties, or a structural engineer's assessment if the foundation looks questionable. Each runs $100-$500, but that's a small price compared to a surprise five-figure repair bill after closing.