Home Inspection
Definition
A professional evaluation of a property's physical condition before purchase, examining the structure, systems (electrical, plumbing, HVAC), roof, foundation, and potential safety hazards.
A home inspection is a critical step in the home-buying process, typically conducted after an offer is accepted but before closing. A licensed inspector spends 2-4 hours examining the property and produces a detailed report on the condition of all major systems and structural elements.
The inspection covers: structural integrity (foundation, framing, walls), roof condition and estimated remaining life, electrical system (panel, wiring, outlets), plumbing (pipes, water heater, drainage), HVAC system (heating, cooling, ductwork), insulation and ventilation, exterior elements (siding, grading, drainage), and safety issues (radon, mold, asbestos indicators).
Inspection findings typically fall into three categories: minor maintenance items (loose doorknobs, caulking needs), moderate repairs (aging water heater, minor roof repairs), and major issues (foundation problems, electrical safety hazards, roof replacement needed). Major issues may justify renegotiating the purchase price or walking away from the deal.
The inspection contingency in your purchase contract allows you to: request repairs from the seller, negotiate a price reduction to cover repair costs, accept the property as-is, or withdraw from the purchase without penalty if significant issues are discovered. Waiving the inspection contingency (common in competitive markets) is risky.
Specialized inspections may be needed beyond the general inspection: radon testing, pest/termite inspection, sewer scope (video inspection of sewer lines), well and septic testing (for rural properties), and structural engineering assessment (if foundation issues are suspected). Each adds $100-$500 but can prevent catastrophic surprise expenses.
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Frequently Asked Questions
Should I skip the home inspection to make a competitive offer?
This is very risky. Uninspected homes may have hidden issues costing tens of thousands to fix. If you must waive to compete, consider an informational inspection (you can't use findings to negotiate but can identify deal-breakers). Never waive inspections on older homes or properties with visible concerns.
How much does a home inspection cost?
Typically $300-$600 for a standard inspection, depending on home size and location. Additional specialized inspections (radon, termite, sewer scope) add $100-$500 each. This is a small cost relative to the purchase price and the potential expense of undiscovered problems.