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If you're navigating the home-buying process for the first time, there are likely so many things you will learn throughout the process: contracts, negotiating, mortgages, interest rates, and definitely don't forget - inspections. A home inspection is a crucial step of the home buying process, but there are a lot of things to learn. And since I've experienced probably hundreds of home inspections over the last ten years, I have a lot of insight to share.
This guide will walk you through everything you need to know about home inspections as a first-time home buyer, empowering you to make confident, informed decisions.
Why Do You Need a Home Inspection?
No matter how old [or new] a home is, a home inspection is crucial. Even a brand-new house can have overlooked construction flaws or hidden defects that aren't visible by simply walking through. A professional home inspection helps you uncover potential issues that might cost you thousands of dollars down the line. It also provides peace of mind that you’re making a sound investment.
Skipping a home inspection, sometimes called an "as-is" sale, might save money in the short term, but it could lead to costly surprises later, such as structural issues, mold, or outdated electrical systems in the long run.
There are very few times that I would advise my buyers to skip a home inspection; however, some situations in which you may decide to waive an inspection might be:
A super competitive seller's market. This type of market usually only happens once every decade or so, and we are coming off one of these markets. You may have already lost the bid on several homes because there are more buyers than there are sellers, and you HAVE TO find a house. In this situation, it is possible that you might need to waive a home inspection to make your offer more attractive.
A home that may have had a previous contract that fell through where the buyers already had a home inspection and the sellers are willing to provide the inspection report with you. Obviously you need to be careful in this scenario because it's possible that the previous contract fell through because of the results of the home inspection.
A home that you plan on completely renovating. In this case, you want to bring your contractor to preview the property before you write an offer to make sure you are accounting for all potential issues and repairs.
A unit in a building, like a condo, where you already own or have previously owned a unit.
A property, like a townhouse or a condo, where the Homeowner's Association or the Condo Association maintains most of the major systems and components of the property. You should be completely clear on the owners' responsibilities vs. the HOA/COA responsibilities though.
In any of these circumstances, you will want to have a conversation with your real estate agent to completely understand what it means to waive a home inspection.
Another option to discuss with your agent would be making your purchase "as-is with inspections," or "non-contingent" even if you plan to have an inspection. This type of offer will allow you to make sure there are no massive surprises without putting pressure on the sellers. Usually, an as-is offer has an "out" for the buyer in the event that something hugely unexpected is uncovered. (Stay tuned for my next blog: Why Most Deals That Fall Apart Happen After the Home Inspection for more on this topic.)
Bottom line: The majority of the time, in the majority of circumstances, a home inspection is your safeguard against buying a home with problems that could’ve been resolved—or homes that you might have thought twice about purchasing at all. So let's dive more into it.
Types of Home Inspections
When it comes to home inspections, there are more options than you might realize, but first: The most common and likely your first in line is the general home inspection. After that, additional inspections may be needed depending on the property type and location.
Here’s a breakdown:
1. General Home Inspection
Often referred to as a structural and mechanical inspection, this is the main type of inspection. It provides an overview of all the home's major systems and components.
Here's a page from a past client's home inspection. You'll see the categories that the inspection covers.
2. Specialized Inspections
Termite/Wood Destroying Insect Inspection
Identifies any pest damage, current or past, that could compromise the home’s structure: termites, carpenter ants, carpenter bees, etc.
Sometimes this inspection is required by your lender
Radon Testing
Radon is a radioactive gas that occurs naturally in the environment and can be dangerous to human health if higher than 4 pCi/L.
See the EPA's Map of Radon Zones to determine if you live in a high risk area.
Radon levels fluctuate, so if you live in a high risk area and/or your radon test levels were close to 4pCi/L, you should test at least once per year.
I've lived in an area with very high radon levels, and two of my homes had radon mitigation systems, so keep an eye out for a future blog about understanding radon.
Mold Inspection
Checks for hidden mold or water damage.
Can be a visual inspection or an air test.
Chimney Inspection
Assesses the safety of the chimney's interior and exterior as well as the fireplace.
Typically, you will have a chimney inspection for a wood burning fireplace, but your agent may recommend an inspection for a gas fireplace, too.
Roof Inspection
Evaluates the roof’s condition for leaks, structural integrity, and lifespan.
Lead Paint Testing (for older homes):
Checks for the presence of lead-based paint, which can pose a health risk.
Well & Septic Testing (location dependent):
Well inspections typically test the yield of the well, measured in gallons/minute.
Different areas have different requirements for a minimum well yield. Typically anywhere from 5-15 gallons/minute is typical, but I lived in a house where we just had a little over 1 gallon/minute and it was just fine.
You should also have a bacteriological water test done.
Septic inspection can be visual or with a camera, and looks at the tank, the distribution, and the draining.
Other Speciality Inspections (location dependent)
Pool inspection
Geothermal inspection
Sewer line inspection
Soil inspection
Your general home inspector will typically recommend any of these specialized inspections if they notice red flags during their evaluation, or your real estate agent will recommend inspections that should be done regardless.
What Does a General Home Inspector Do?
A home inspector's role is to assess the overall state of the property at a given time and identify areas that may require further investigation. Think of them as a general practitioner for homes. They provide a broad evaluation of the house’s components but will recommend specialists for deeper assessment if concerns arise.
For instance:
If the inspector determines that the home's electrical panel is outdated or problematic, they’ll advise you to have a licensed electrician take a closer look.
If they notice water pooling near the foundation, they may suggest a structural engineer or a drainage expert.
This is a screenshot from a past inspection report from one of my buyers. You can see how the inspector identifies the items that need further evaluation.
This isn’t a sign that the inspector is unqualified—quite the opposite! Their broad knowledge ensures they can spot red flags across various systems in the home.
FAQs About Home Inspections
Here are answers to some common questions first-time buyers often have about home inspections:
How Long Does a Home Inspection Take?
A typical home inspection can last anywhere from 2 to 4 hours, depending on the size of the property and its condition. Larger or older homes take longer to evaluate. I've been at home inspections that take ALL DAY. Like 8 hours. Hopefully if you are having a very large home inspected, there will be multiple inspectors.
How Much Does a Home Inspection Cost?
Home inspections generally cost between $300 and $500 at minimum, but this can vary based on the property’s size, age, and location. I've seen general home inspections cost up to $1,000. Specialized inspections come with additional costs, typically starting around $100 - 200 and up, again to about $1,000.
What Questions Should I Ask During the Home Inspection?
Don’t hesitate to ask the inspector for clarification if you don’t understand something. Good questions include:
“Can you elaborate on what this issue might mean in the long term?”
“Is this a common problem for homes of this age?”
My favorite: "Would this issue make you hesitant to buy the house?"
Some home inspectors will be quite chatty during the inspection and may encourage conversation and questions along the way; others will want to focus on the inspection and will prefer to regroup at the end. You'll want to read the room to decide which approach to take.
Do I Receive a Report After the Inspection?
Yes! Shortly after the inspection, usually within 24 hours max, you’ll receive a detailed report summarizing findings with photos and explanations. This document is incredibly helpful for making decisions about your purchase or negotiating with the seller. Your agent will go over the flagged items in the inspection report (and there will ALWAYS be flagged items) and should help you decide how to proceed.
Can I Ask the Seller to Fix Any Issues?
Absolutely. Most buyers use the inspection report to negotiate with the seller to make repairs, provide credits, or adjust the sale price. This often depends on whether the issue is cosmetic, minor, or major.
What if the Seller Won’t Fix the Problems?
If the seller refuses to address significant problems, you have options. Many purchase agreements include an inspection contingency, allowing you to walk away from the deal if the inspection uncovers major, unexpected issues.
What if the Home Inspection Uncovers Multiple Problems?
Discovering numerous problems can feel overwhelming. This is where your real estate agent becomes invaluable. They can help you negotiate repairs or decide whether it’s worth moving forward based on the inspection findings.
Understanding The Home Inspection Addendum
In real estate, an addendum is an addition or supplement made to a contract that modifies, clarifies, or adds specific terms or conditions.
Property Inspection Addendum: This is an addendum that is submitted with your offer that allows you 1) have the home inspected in a pre-determined period of time, and 2) to negotiate issues that arise from the inspection, or 3) exit the contract without penalty if problems discovered during the inspection are deal-breakers.
This (left) is an example of a home inspection addendum. The buyer determines the number of days for the inspection contingency, usually anywhere between 7 - 14 days, maybe more, depending on the property and the types of inspections needed.
What Is a Home Warranty?
A home warranty is a service agreement that covers the repair or replacement of key systems and appliances that fail due to wear and tear after you’ve moved in. It’s an extra safety net for peace of mind, especially when buying an older home. Sometimes, sellers will offer a one-year home warranty to the new buyer as a listing highlight, or after the home inspection as part of negotiations. Other times, your agent may offer to purchase a home warranty for you as a closing gift to help ease any worries you may have.
Staying Ahead After Your Purchase
Once you’ve gotten through the inspection process and officially settled into your new home, the real work begins—home maintenance. To make things easier, we’ve created a Totally Manageable 12-Month Home Management Checklist to help you stay organized through your first year - and all your years - of homeownership. From seasonal tasks to prevent costly repairs to simple cleaning tips, our calendar ensures you can keep your new investment in tip-top shape, and that your home value increases dramatically over the years!
Happy Home Ownership!
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