After you make an offer on a home and the seller accepts, there’s a critical step before you close: the home inspection. This thorough evaluation of the property’s condition protects you from buying a house with hidden problems that could cost thousands down the line.
A home inspection reveals issues you can’t see during showings—problems with the foundation, roof, electrical, plumbing, and more. It happens early in the process, typically within 7-10 days of your offer being accepted, and gives you leverage to negotiate repairs or walk away if serious issues emerge. Your mortgage lender may also require certain repairs before approving your loan.
Here’s what a home inspection is, how to choose the right inspector, what they’ll look for, and what to do once you get the report.
What a home inspection is—and why it matters
A home inspection is an objective assessment of a property’s physical condition. Unlike a home appraisal, which determines market value, an inspection evaluates whether the home is sound and identifies problems with major systems like plumbing, electrical, HVAC, and roofing.
The inspection is especially important because it happens early in the process—after you’ve determined how much house you can afford and found the right house, but before you’re locked into the purchase. Most purchase contracts include an inspection contingency, giving you the right to negotiate repairs, request a price reduction, or walk away if serious issues are found.
Even if a house looks perfect, an inspector can uncover hidden problems like water damage, faulty wiring, or a failing roof. Catching these before closing gives you leverage to negotiate or decide if the home is worth the investment. Your lender may also require certain repairs before approving your mortgage, especially for FHA or VA loans.
In the months and years following the pandemic, many buyers bought homes sight-unseen and waived inspections. This trend should not be repeated.
“The inspection process has returned to a healthier, more balanced place,” says Lisa Patterson, a real estate agent with Sotheby’s International Realty. “Today’s buyers are more informed and more strategic. Inspections are once again a standard, essential step, and buyers expect transparency and smart negotiation rather than risky shortcuts.”
How to choose a qualified home inspector
Not all inspectors are equally qualified. Look for someone licensed in your state (where required) with certifications from organizations like the American Society of Home Inspectors (ASHI) or InterNACHI.
Once you find a candidate, ask how long they’ve been in business, how many inspections they’ve completed, and whether they have experience with your type of home. Request a sample report to see how detailed their documentation is.
When it comes to cost, avoid the cheapest option—going with the low-cost inspector is a common mistake, since cutting corners here can cost you far more if problems go undetected.
What happens during a home inspection
Most experts recommend attending the inspection. That said, don’t show up and try to do the inspection alongside the professional.
“I always recommend buyers attend the inspection, but with the right approach,” says Patterson. “Buyers should share specific concerns with the inspector ahead of time, then let the inspector do their work without interruption. The most valuable part is the end of the inspection—when findings are reviewed, priorities are explained, and buyers gain a clear understanding of maintenance expectations and long-term planning.”
A typical inspection takes two to four hours. The inspector examines major systems and structural components, including:
- Exterior: roof, gutters, siding, foundation, drainage
- Structural: foundation, framing, load-bearing walls
- Electrical: panel, wiring, outlets
- Plumbing: pipes, fixtures, water heater
- HVAC: heating and cooling systems, ventilation
- Interior: walls, floors, windows, doors
- Attic/basement: insulation, moisture, foundation cracks
- Appliances: built-in items included in the sale
The inspector notes anything broken, outdated, or showing wear, and flags safety hazards like mold or faulty wiring. You’ll receive a detailed report with photos within 24-48 hours.
Common problems found during home inspections
Most inspections uncover at least a few issues. Common findings include:
- Roof problems such as leaks, missing shingles, or wear
- Plumbing issues like leaky pipes, old plumbing, faulty water heaters
- Electrical concerns including outdated wiring, overloaded panels, safety hazards
- HVAC failures and aging systems
- Foundation cracks or settling
- Water damage or mold
- Poor drainage directing water toward the foundation
- Missing safety features like smoke detectors
Keep in mind: Minor repairs are normal. Don’t let them scare you off unnecessarily.
“Homebuyers often initially get scared of purchasing a home once they see the inspection report, as those reports contain even the most minute details,” says Adie Kriegstein, a real estate agent with Compass. “Some of the items should be interpreted as simple ‘awareness’ of the property and how it functions. In other words, don’t worry about the line items, but focus on the larger picture.”
Major problems like foundation cracks, extensive mold, or failing systems can cost tens of thousands to fix and may be deal-breakers.
“The most important items are those that affect the structural integrity of the home, and things related to moisture,” says Kriegstein. “Negotiate on the largest issues first and work your way down from there.”
What to do after the inspection report
Review the report with your real estate agent and decide which issues matter most. You have several options, including requesting repairs, negotiating a price reduction, or accepting it as is. You can also walk away at this stage, depending on your deal structure.
“Buyers do walk away when inspections uncover significant, unexpected issues that materially change the cost or risk of ownership,” says Patterson.
That doesn’t mean it should be the first option.
“In many cases, negotiating a credit instead of repairs gives buyers more control, allowing them to hire their own contractors and ensure the work is done correctly,” Patterson says. Use an affordability calculator or mortgage calculator to understand how a reduction or credit affects your overall budget and monthly payment.
Before closing, you’ll do a final walk-through to confirm any agreed-upon repairs were completed. The inspection gives you the information to make a confident decision about whether this is the right house at the right price.
Patterson encourages buyers not to think of the inspection as a pass-or-fail moment.
“Every home has issues. The key is understanding which findings impact safety, value, or long-term costs—and which are simply part of normal homeownership.”
Frequently asked questions
What does a home inspection typically include?
Major systems like roof, foundation, electrical, plumbing, HVAC, plus structural components and visible safety hazards. Specialized tests like radon or pest inspections are separate.
How long does a home inspection usually take?
Most take two to four hours depending on the home’s size, age, and condition.
Can a home inspection affect the sale price?
Yes. If significant problems are found, you can negotiate a lower price, request repairs, or ask for a credit.
What issues are considered deal breakers after an inspection?
Major structural problems, foundation issues, extensive mold, failing septic systems, or serious electrical/plumbing defects. It depends on your budget and repair tolerance.
Is it possible to back out of a home purchase after the inspection?
Yes. Most contracts include an inspection contingency allowing you to cancel and recover your earnest money if you’re not satisfied with the findings.
